Four Seasons at Harbor Bay: K. Hovnanian Quality in Southern Ocean County Without the Golf Premium
380 homes in Little Egg Harbor — same builder, same Little Egg Harbor tax advantage (1.86%), same proximity to Long Beach Island as Sea Oaks next door, but no private golf course. The HOA is $125/month lower. If you don't golf, Harbor Bay often wins.
Little Egg Harbor, NJ380 HomesHOA ~$270–280/moNo GolfNear LBI
Community at a Glance
LocationLittle Egg Harbor Township, Ocean County NJ; ~20 min to Long Beach Island beaches
DeveloperK. Hovnanian Homes; comparable build quality to Sea Oaks and Four Seasons at Mirage
Total Homes380 single-family homes
Price Range$500,000–$625,000
HOA Fee~$270–$280/month; no golf course maintenance component
AmenitiesLarge clubhouse, indoor/outdoor pools, fitness center, tennis, pickleball, bocce
GolfNo private golf; nearest public courses are 10–20 min drive
Tax RateLittle Egg Harbor Township ~1.86% — lower than Barnegat, Toms River, Brick
Harbor Bay vs. Sea Oaks: The Same Town, Very Different Monthly Costs
Four Seasons at Harbor Bay and Four Seasons at Sea Oaks are both K. Hovnanian 55+ communities in Little Egg Harbor Township — same town, same tax rate, similar amenity package. The decisive difference is golf.
| Four Seasons Harbor Bay | Four Seasons Sea Oaks | |
|---|---|---|
| Homes | 380 | 387 |
| Golf | No | Private 18-hole + resort |
| HOA Fee | ~$275/mo | ~$285/mo |
| Price Range | $500K–$625K | $375K–$575K |
| Tax Rate | LEH 1.86% | LEH 1.86% |
| Annual HOA Difference | $120/yr Harbor Bay lower | |
| 10-Year HOA Savings | ~$1,200 | — |
The HOA difference here is smaller than the Sea Oaks vs. Greenbriar comparison — only ~$10/month. The bigger question is purchase price: Harbor Bay runs $500K–$625K versus Sea Oaks at $375K–$575K, meaning the same entry price gets you a golf community at Sea Oaks. If you're comparing equivalent-budget purchases in Little Egg Harbor, Sea Oaks' golf access at the same price point is difficult to pass up for even casual golfers. Harbor Bay's value case is strongest if you specifically want a larger home than Sea Oaks offers at comparable pricing.
Property Tax — Little Egg Harbor 1.86%
| Home Value | Gross Tax (1.86%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $510,000 | $9,486/yr | $7,736/yr | $4,743/yr | $4,743/yr |
| $560,000 | $10,416/yr | $8,666/yr | $5,208/yr | $5,208/yr |
| $600,000 | $11,160/yr | $9,410/yr | $5,580/yr | $5,580/yr |
| $625,000 | $11,625/yr | $9,875/yr | $5,813/yr | $5,813/yr |
65+, joint income ≤$150K. LEH's 1.86% is among the lowest rates in Ocean County for communities in this price range.
10-Year True Cost: $560,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $392K @ 6.75%, 30yr) | $30,576 | $305,760 |
| Property Tax (1.86% on $560K) | $8,064 | $83,700 est. |
| HOA Fee ($275/mo) | $3,300 | $36,300 est. |
| Homeowner's Insurance | $2,240 | $22,400 est. |
| Maintenance (1%) | $5,600 | $56,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $4,032) | –$4,032 | –$40,320 est. |
| Net 10-Year Cost of Ownership | — | ~$446,340 |
Related Pages
Four Seasons at Sea Oaks (18-hole golf, same town) →Little Egg Harbor 55+ Community Guide →Little Egg Harbor Tax Rate →Ocean County Hub →Compare Harbor Bay and Sea Oaks Side by Side
An agent can pull current inventory from both communities and help you determine which pricing tier matches your budget and whether golf makes the Sea Oaks premium worth it.
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