Winding River Village: The Most Affordable Entry Into Brick Township 55+ Living
~200 attached homes in Brick with homes starting in the $175s — the budget option in a township where Lions Head South runs $350K+. HOA ~$210/month with exterior-light maintenance. For buyers who want Brick's location at the lowest possible entry, this is it.
Brick, NJ~200 HomesHOA ~$205–215/moAttachedHomes from $175s
Community at a Glance
LocationBrick Township, Ocean County NJ; near Route 70 and Brick Blvd
Total Homes~200 attached homes (townhome/duplex style)
Home SizesApproximately 900–1,400 SF; 2 bedrooms, 1–2 baths
Price Range$175,000–$325,000 — most affordable 55+ option in Brick
HOA Fee~$205–$215/month; covers grounds, exterior elements, community amenities
Age Restriction55+
AmenitiesClubhouse, pool, common area maintenance, social activities
Tax RateBrick Township ~1.65% effective rate
Winding River Village is Brick's affordability play. Brick Township's best-known 55+ community, Lions Head South, runs $350K–$500K. Winding River offers attached living at $175K–$325K in the same township — meaning buyers who want Brick's location and amenities but at the lowest possible entry point have a genuine option here. The attached construction reduces some exterior maintenance burden, and the price point makes the NJ tax relief stack especially powerful.
Brick Township Tax at Winding River Price Points
| Home Value | Gross Tax (1.65%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $185,000 | $3,060/yr | $1,310/yr | $1,310/yr | $1,310/yr |
| $240,000 | $3,970/yr | $2,220/yr | $1,985/yr | $1,985/yr |
| $290,000 | $4,797/yr | $3,047/yr | $2,399/yr | $2,399/yr |
| $325,000 | $5,376/yr | $3,626/yr | $2,688/yr | $2,688/yr |
65+, joint income ≤$150K. At $185K, the net effective rate after all programs is approximately 0.30% — among the lowest in the county.
10-Year True Cost: $240,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $168K @ 6.75%, 30yr) | $13,104 | $131,040 |
| Property Tax (1.65% on $240K) | $3,720 | $38,600 est. |
| HOA Fee ($210/mo) | $2,520 | $27,700 est. |
| Homeowner's Insurance | $1,000 | $10,000 est. |
| Maintenance (0.75% — attached) | $1,800 | $18,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $1,860) | –$1,860 | –$18,600 est. |
| Net 10-Year Cost of Ownership | — | ~$189,240 |
Related Pages
Lions Head South (Brick, golf, higher price) →Wedgewood Place (Brick, single-family) →Brick Township Tax Rate →Ocean County Hub →Get Winding River Village Data
Current inventory at this price point, HOA financials, and resale velocity in Brick's most affordable 55+ community.
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