What are the main strengths and risks in Hickory Island, Little Egg Harbor Township, New Jersey?

The main strength in Hickory Island, Little Egg Harbor Township, New Jersey is the 6.7% gross yield. The main risks are the Red Flag score of 74 and walkability of 0. Education is in the 53rd percentile, and prices are up 11.6% over the past year.

Neighborhood

Hickory Island

Little Egg Harbor Township, New Jersey US

Hickory Island, Little Egg Harbor Township, New Jersey presents a higher-yield but higher-risk investment profile with pricing in line with the township median and 13% below the state median. Gross yield is 6.7%, and prices are up 11.6% over the past year. The neighborhood has a Red Flag score of 74, walkability of 0, and education in the 53rd percentile. The main strength is the high gross yield; the main risks are the elevated Red Flag score and the lack of walkability.

AI Summary•Updated June 2026

Area

4.49 mi²

ZIP Code

08087

County

Ocean County

State

New Jersey

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$417,376

YoY+11.6%

Gross Rental Yield

6.9%

Listed rent · ZORI annualized

Red Flag Index

High

74 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

53 / 100

Fair · better than 53% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Hickory Island Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Hickory Island, Little Egg Harbor Township.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$417,376	+11.6%
Price / Sq Ft (Verified)	$276/sqft	+7.6%
Asking Rent (Median)	$2,434/mo	—
Gross Rental Yield	6.9%	—
Liquidity Score	37 / 100	Moderate
Homes Sold (Period)	129	-11.6%

Is Hickory Island Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited New Jersey crime context.

Red Flag Breakdown

74 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Wildfire100Very High

Strong Wind100Very High

Hurricane80Very High

Heat60High

Earthquake40Moderate

Hail40Moderate

Tornado20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): New Jersey averaged 16.4 crimes and 2.2 violent per 1,000 residents (-4.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Above-average gross rental yield at 6.9%

Appreciating market — +11.6% sale-price YoY

Active transaction volume — 129 homes sold last period

Flood risk is Very High (100/100)

Wildfire risk is Very High (100/100)

Insights are generated from Hickory Island's live DistrictScore metrics.

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Hickory Island Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (New Jersey-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

7.4 µg/m³ Meets EPA, above WHO guideline-21.3% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Hickory Island centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 89% of U.S. neighborhoods.

New Jersey Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	16.4	2.2	-4.9%
2023	17.5	2.3	+7.2%
2022	16.6	2.2	+28.0%
2021	12.9	1.8	-0.3%
2020	13.5	1.9	-12.3%
2019	15.4	2.1	—

Reported at the state level — the finest official US crime aggregation; Hickory Island inherits the New Jersey figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Hickory Island

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor1 nearbyVery High

Point-source screening near Hickory Island: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

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Walkability & Amenities in Hickory Island

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

0

Minimal

Walkability Score

0

Grocery

0

Dining

0

Schools

0

Universities

0

Hospitals

0

Pharmacies

1

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Hickory Island's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Hickory Island vs Little Egg Harbor Township vs New Jersey

How Hickory Island benchmarks against its city and state medians.

Benchmark vs City & State

In Hickory Island, the median sale price sits in line with the median for Little Egg Harbor Township neighborhoods and about 12% below the statewide median. Gross rental yield is 6.9%, against 6.9% for Little Egg Harbor Township neighborhoods and 6.0% statewide. Over the past 12 months, prices rose 11.6%. Transaction liquidity sits in line with the median for Little Egg Harbor Township neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Hickory Island	$276/sqft	6.9%	37
Little Egg Harbor Township	$276/sqft	6.9%	37
New Jersey	$314/sqft	6.0%	24

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Buying Property in the US as a Foreigner

Federal & New Jersey tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~1.68% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 10.75%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: transfer fee + mansion fee (seller-paid from FY2026).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

Mansion fee on homes over $1M (graduated, seller-paid from FY2026).

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Homestead Exemption

No homestead exemption: no creditor protection and no homestead property-tax break.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & New Jersey property-tax guidance for foreign buyers

Latest Little Egg Harbor Township Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Hickory Island Real Estate FAQ

Hickory Island, Little Egg Harbor Township, New Jersey has a higher-yield but higher-risk profile. Pricing is in line with the township median and 13% below the state median, gross yield is 6.7%, and prices are up 11.6% over the past year. The Red Flag score is 74, with walkability of 0 and education in the 53rd percentile.

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