Mystic Shores: Little Egg Harbor's Lowest-HOA Large 55+ Community
365 homes in LEH Township with the lowest HOA of any large community in the cluster — ~$160/month. Homes start in the $200s. If the LEH tax advantage and LBI proximity matter but resort amenities don't, this is the most cost-efficient option in southern Ocean County.
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The LEH Tax Rate at Mystic Shores Price Points
The 1.86% effective rate applies to all LEH communities equally. At Mystic Shores' lower price range, the NJ relief stack creates a strong net reduction:
| Home Value | Gross Tax (1.86%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $210,000 | $3,906/yr | $2,156/yr | $1,953/yr | $1,953/yr |
| $260,000 | $4,836/yr | $3,086/yr | $2,418/yr | $2,418/yr |
| $300,000 | $5,580/yr | $3,830/yr | $2,790/yr | $2,790/yr |
| $350,000 | $6,510/yr | $4,760/yr | $3,255/yr | $3,255/yr |
65+, joint income ≤$150K. At $210K, net effective rate after all programs is approximately 0.30% — one of the lowest in Ocean County outside of the Holiday City budget tier.
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LEH 55+ Community Comparison: What Your Budget Gets
| Community | Homes | Price Range | HOA/Mo | Golf |
|---|---|---|---|---|
| Mystic Shores | 365 | $200K–$350K | ~$160 | No |
| Cranberry Creek | 325 | $300K–$450K | ~$220 | No |
| Sunrise Bay | 323 | $325K–$400K | ~$185 | No |
| Four Seasons Harbor Bay | 380 | $500K–$625K | ~$275 | No |
| Four Seasons Sea Oaks | 387 | $375K–$575K | ~$285 | Private 18-hole |
10-Year True Cost: $270,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $189K @ 6.75%, 30yr) | $14,742 | $147,420 |
| Property Tax (1.86% on $270K) | $3,888 | $40,300 est. |
| HOA Fee ($160/mo) | $1,920 | $21,100 est. |
| Homeowner's Insurance | $1,080 | $10,800 est. |
| Maintenance (1%) | $2,700 | $27,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $1,944) | –$1,944 | –$19,440 est. |
| Net 10-Year Cost of Ownership | — | ~$209,680 |
Related Pages
Cranberry Creek (LEH, mid-tier HOA) →Sunrise Bay (LEH, comparable) →Four Seasons Sea Oaks (private golf, LEH) →LEH vs. Toms River 55+ Communities →Ocean County Hub →Get Mystic Shores Market Data
Reserve fund status, recent sales, and how Mystic Shores compares to Cranberry Creek in the current resale market.
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