Pheasant Run: Lacey Township's Budget-Smart 55+ Community with Ocean County's Lowest Tax Rate
430+ homes in Forked River — HOA ~$175/month, homes from the $350s, and Lacey Township's 1.78% effective rate: the lowest of any major Ocean County municipality. When you combine the lowest HOA in the corridor with the lowest tax rate, the 10-year math is hard to beat.
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Lacey Township Tax Rate — The Best in the County
| Home Value | Gross Tax (1.78%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $360,000 | $6,415/yr | $4,665/yr | $3,208/yr | $3,208/yr |
| $410,000 | $7,306/yr | $5,556/yr | $3,653/yr | $3,653/yr |
| $450,000 | $8,019/yr | $6,269/yr | $4,010/yr | $4,010/yr |
| $500,000 | $8,910/yr | $7,160/yr | $4,455/yr | $4,455/yr |
65+, joint income ≤$150K. Lacey Township's 1.78% is the lowest effective rate of any major Ocean County 55+ municipality.
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Pheasant Run vs. Sea Breeze at Lacey: Same Tax Rate, Very Different Price Points
| Pheasant Run | Sea Breeze at Lacey | |
|---|---|---|
| Builder | Standard builder | Toll Brothers |
| Homes | 430+ | 550+ |
| Price Range | $350K–$500K | $600K–$800K |
| HOA | ~$175/mo | ~$310/mo |
| HOA Savings/Year | $1,620/yr vs. Sea Breeze | — |
| Tax Rate (same town) | Lacey 1.78% | Lacey 1.78% |
| Home Size | 1,200–1,800 SF | 1,800–3,000+ SF |
10-Year True Cost: $415,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $290.5K @ 6.75%, 30yr) | $22,659 | $226,590 |
| Property Tax (1.78% on $415K) | $5,727 | $59,400 est. |
| HOA Fee ($175/mo) | $2,100 | $23,100 est. |
| Homeowner's Insurance | $1,660 | $16,600 est. |
| Maintenance (1%) | $4,150 | $41,500 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $2,864) | –$2,864 | –$28,640 est. |
| Net 10-Year Cost of Ownership | — | ~$321,050 |
Related Pages
Sea Breeze at Lacey (Toll Brothers, same town) →Sea Breeze Full True Cost Guide →Lacey Township Tax Rate Detail →Ocean County Hub →Get Pheasant Run Inventory Data
Current listings, days on market, and how Pheasant Run competes with Sea Breeze for buyers in the $400K–$500K range.
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