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.
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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.
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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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