Sunrise Bay: Little Egg Harbor's Mid-Tier Option Between Mystic Shores and Cranberry Creek
323 homes, HOA ~$185/month, homes mostly in the $325K–$400K range — positioned squarely between Mystic Shores' low-HOA value play and Cranberry Creek's slightly upgraded experience, with the same LEH tax rate that makes this township one of Ocean County's best buys.
Little Egg Harbor, NJ323 HomesHOA ~$180–190/moHomes from $325s
Community at a Glance
LocationLittle Egg Harbor Township, Ocean County NJ; southern Ocean County, near Long Beach Island
Total Homes323 single-family homes
Home SizesApproximately 1,200–1,700 SF; 2 bedrooms, 2 baths typical
Price Range$325,000–$400,000
HOA Fee~$180–$190/month; covers pool, clubhouse, community grounds maintenance
Age Restriction55+
AmenitiesClubhouse, outdoor pool, bocce, shuffleboard, activities calendar
Tax RateLittle Egg Harbor Township ~1.86% effective rate
Sunrise Bay occupies a narrow but useful pricing niche: more home than Mystic Shores' entry-level pricing, meaningfully cheaper than Cranberry Creek's upper range, and far below the Four Seasons communities at $375K+. The $185/month HOA buys you one level above Mystic Shores' amenity set without the jump to Cranberry Creek's pricing. Buyers who want updated homes in the $340K–$380K range and modest HOA fees frequently land here.
Property Tax at Sunrise Bay Price Points
| Home Value | Gross Tax (1.86%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $330,000 | $6,138/yr | $4,388/yr | $3,069/yr | $3,069/yr |
| $360,000 | $6,696/yr | $4,946/yr | $3,348/yr | $3,348/yr |
| $385,000 | $7,161/yr | $5,411/yr | $3,581/yr | $3,581/yr |
| $400,000 | $7,440/yr | $5,690/yr | $3,720/yr | $3,720/yr |
65+, joint income ≤$150K.
10-Year True Cost: $360,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $252K @ 6.75%, 30yr) | $19,656 | $196,560 |
| Property Tax (1.86% on $360K) | $5,184 | $53,800 est. |
| HOA Fee ($185/mo) | $2,220 | $24,400 est. |
| Homeowner's Insurance | $1,440 | $14,400 est. |
| Maintenance (1%) | $3,600 | $36,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $2,592) | –$2,592 | –$25,920 est. |
| Net 10-Year Cost of Ownership | — | ~$281,740 |
Related Pages
Mystic Shores (LEH, lower HOA $160) →Cranberry Creek (LEH, similar tier) →Four Seasons Sea Oaks (golf, same town) →Little Egg Harbor Tax Rate →Ocean County Hub →Get Sunrise Bay Specifics
Current inventory, HOA health, and how Sunrise Bay stacks up against Mystic Shores and Cranberry Creek in today's market.
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