Jersey City, New Jersey condo association

The Beacon

The Beacon is a condo association in Jersey City, New Jersey. This profile tracks monthly dues $500–$900/mo, 1200 units, built in 2008, managed by Greystar, reserve study status not yet verified, along with amenities,...

condo Public records Reserve health: No study on record Browse Jersey City communities New Jersey reserve laws

Profile 67% complete — board members can fill in the rest

Units 1200

Year built 2008

Monthly dues $500–$900/mo

Reserve health Check my risk

Management Greystar

Active listings 3

Median sale price $375K

PoolGymSpaDoormanConciergeParking garageDog parkRooftop

No board listed — who's managing your dues?

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The Beacon has no reserve study on record. Without one, there's no way to know if dues cover what's coming.

Check what's missing

Will you get hit with a special assessment?

Special assessments can run into thousands per unit when major work outruns reserves. We model that risk for The Beacon based on reserve health, building age, and New Jersey requirements — so you see it coming before the board votes.

Special assessment risk Planned dues increases Reserve shortfall forecast

Values used: scaled defaults where community data is unknown — starting reserve (scaled from unit count at $15k/unit); annual opex (scaled from revenue at 84%).

5-year ending reserve$24.21MPlan is healthy

Special AssessmentOne-time lump from owners. +$1.20M in year 1.

Vendor NegotiationContracts, processing, utilities. +$600K over 5 yrs.

Amenity RevenueParking, leases, program income. +$250K over 5 yrs.

Required Reserve Study Work$1.50M staggered · $150K / $300K / $600K / $300K / $150K · peak 2029

Annual dues increase+5% compounding · $7.20M/yr → $9.19M/yr by 2031

Operating expense growth+4% YoY · insurance, vendors, utilities · $6.05M/yr → $7.36M/yr by 2031

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Send the reserve-planning context and keep the follow-up focused on board decisions.

Plan our next five years

About The Beacon

The Beacon is a 1,200-unit condo community in Jersey City, built 2008-2016 through the phased redevelopment of a historic 1930s Art Deco medical center. Developed by Metrovest Equities/BLT and managed by Greystar, it’s one of the largest condo complexes in Jersey City with resort-style amenities.

What we know

Property type: Condo
Units: 1,200
Year built: 2008
Address: 4 Beacon Way, Jersey City, NJ 07304
Management company: Greystar
Monthly dues: $500–$900/mo
Active listings: 3
Median sale price: $375K
Amenities: Pool, gym, spa, doorman, concierge, parking garage, dog park, rooftop

Reserve health

Reserve health hasn’t been verified for The Beacon yet. Before you approve a budget, pay a special assessment, or close on a unit here, New Jersey law defines exactly what reserve records a condo must keep and what owners can request — see New Jersey condo reserve funding rules.

No reserve study or funding data has been verified for this community.

What’s still missing

To build a complete picture of this community, we’d need:

Reserve study date and reserve balance
Reserve funding percentage
Board roster
Assessment history

For board members

If you serve on this board, you can claim this page to add accurate information.

Condo board meeting notice

New Jersey condo board meeting notice rules, in plain language

How New Jersey's Condominium Act handles board meeting notice — 48 hours written advance notice plus physical posting on the property and filing with the business office, open meetings required except working sessions, and why owner participation remains at the board's discretion.

N.J.S.A. 46:8B-13 — New Jersey Condominium Act, bylaws and board meeting requirements Condo reserve funding

New Jersey condominium reserve funding rules, in plain language

How New Jersey's Condominium Act actually handles reserves — through mandatory fund-handling and accounting rules for reserve funds once identified, without itself imposing a reserve-study cadence or funding formula — and what that means for a board, owner, or buyer alongside the separate PREDFDA reserve-study overlay.

N.J.S.A. 46:8B-15(e) — New Jersey Condominium Act, reserve fund handling and accounting HOA board meeting notice

New Jersey HOA board meeting notice rules, in plain language

How New Jersey's Planned Real Estate Development Full Disclosure Act handles board meeting notice — 48 hours written advance notice for any meeting where a binding vote will be taken, open meetings required, and an annual schedule posting requirement.

N.J.S.A. 45:22A-46 and N.J.A.C. 5:26-8.12 — Planned Real Estate Development Full Disclosure Act and Radburn Law DCA regulations, executive board meetings Reserve funding

New Jersey HOA reserve funding rules, in plain language

How New Jersey's Planned Real Estate Development Full Disclosure Act and the 2024 Structural Integrity Law actually handle reserves — through a mandatory capital reserve study on a five-year cadence, a 30-year funding plan, credentialed preparer requirements, structural inspections for covered buildings, and a time-limited 85 percent reduced-funding option — and what that means for a board, owner, or buyer.

N.J.S.A. 45:22A-44.2 and 45:22A-44.3 (capital reserve study and reserve funding, as added by P.L. 2023, c. 214 and amended by P.L. 2025, c. 132) — Planned Real Estate Development Full Disclosure Act, plus C.52:27D-132.2 through 132.5 (structural inspections for covered buildings)

Is this your community?

Board members and property managers can claim this page to add photos, amenities, board roster, and reserve details. Make The Beacon look as good online as it does in person.

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Next step

Need documents from The Beacon?

We can help you request reserve studies, budgets, and meeting minutes. Pick the option that fits.

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The Beacon

HOA dues, reserve study, and community facts

Amenities

Board and management

Reserve study and funding

5-year outlook