Holiday City Silverton: The Step-Up Option in the Holiday City Family — Better Finishes, Similar Value
~1,600 homes in Toms River with the Holiday City brand name and DNA, but slightly larger lots, updated home stock, and prices running $50K–$80K above the flagship Berkeley community. Here's where the extra money goes — and whether it's worth it.
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Property Tax at Toms River's 1.50% Rate
Silverton falls within Toms River Township proper (not Berkeley Township like Holiday City at Berkeley), which carries an effective rate of approximately 1.50%. On a $280,000 home — about the midpoint of Silverton's range — that's $4,256/year before NJ relief programs.
| Home Value | Gross Tax (1.50%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $210,000 | $3,156/yr | $1,406/yr | $1,406/yr | $1,406/yr |
| $260,000 | $3,908/yr | $2,158/yr | $1,954/yr | $1,954/yr |
| $310,000 | $4,659/yr | $2,909/yr | $2,330/yr | $2,330/yr |
| $370,000 | $5,561/yr | $3,811/yr | $2,781/yr | $2,781/yr |
65+, joint income ≤$150K. ANCHOR: $1,750. Stay NJ: 50% of remaining tax.
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Silverton vs. Holiday City at Berkeley: Where the $50K Price Premium Goes
| Holiday City Silverton | Holiday City at Berkeley | |
|---|---|---|
| Typical Price Range | $200K–$375K | $100K–$300K |
| HOA | ~$95/mo | ~$110/mo |
| Construction Vintage | 1970s–early 2000s | 1969–1996 |
| Tax Municipality | Toms River Twp (1.50%) | Berkeley Twp (1.50%) |
| Community Size | ~1,600 homes | 10,636 homes |
| Lot Size | Slightly larger average | Smaller lots, denser |
| Liquidity | Good (1,600 homes) | Excellent (10,636 homes) |
10-Year True Cost: $265,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $185.5K @ 6.75%, 30yr) | $14,469 | $144,690 |
| Property Tax (1.50% on $265K) | $4,028 | $41,800 est. |
| HOA Fee (~$95/mo) | $1,140 | $12,540 est. |
| Homeowner's Insurance | $1,325 | $13,250 est. |
| Maintenance (1%) | $2,650 | $26,500 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (~50% of gross tax $2,014) | –$2,014 | –$20,140 est. |
| Net 10-Year Cost of Ownership | — | ~$201,140 |
Related Pages
Holiday City at Berkeley (10,636 homes) →Holiday City vs. Silver Ridge Park →Toms River 55+ Complete Buyer Guide →Ocean County Tax Guide →Ocean County Hub →Talk to a Toms River 55+ Expert
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