Four Seasons at Mirage: Gated, 1,200+ Homes, and a Barnegat Tax Rate That Costs You $1,400 More Per Year Than Jackson

K. Hovnanian's flagship Ocean County community delivers genuine resort amenities — but Barnegat Township's 1.95% effective tax rate is the highest among the county's major 55+ towns. Here's what the full cost picture actually looks like.

Barnegat, NJ1,203 HomesGatedHOA ~$230–240/moBuilt 1998–2007

Community at a Glance

LocationBarnegat Township, Ocean County NJ (west of Garden State Parkway, Exit 67)

DeveloperK. Hovnanian Homes; construction 1998–2007; all resale

Total Homes1,203 single-family homes; various models 1,300–3,400 SF

Price Range$400,000–$650,000 (resale; higher for fully updated larger models)

HOA Fee~$230–$240/month; covers gated security, grounds, all clubhouse operations

Age Restriction55+; gated with 24-hour security staffing

Clubhouse23,000 SF facility: indoor/outdoor pools, spa, fitness center, billiards, craft rooms, ballroom

Outdoor AmenitiesTennis, pickleball, bocce, shuffleboard, scenic ponds throughout

The Barnegat tax rate is the most important number in this purchase that nobody mentions upfront. Barnegat Township's effective rate of approximately 1.95% is the highest among Ocean County's primary 55+ communities. On a $520,000 home, that's $8,424 per year before any relief programs. Compare that to the same $520,000 home in Jackson Township (1.55%): $8,034/year — a $2,116/year difference. Over 10 years that's about $21,000 in additional property taxes, well over a year of HOA fees.

The Amenity Package — What $235/Month Actually Buys

Mirage's HOA fee is more than double Holiday City's and significantly higher than most non-gated communities. The justification is the physical plant:

What the 23,000 SF Clubhouse Contains

Indoor heated pool — year-round swimming; no seasonal closure like outdoor-only communities
Outdoor pool and patio — seasonal, resort-style with lounge areas
Indoor spa / hot tub
Full fitness center — cardio and strength equipment
Ballroom — capacity for large events, dinners, performances
Billiards room, craft rooms, card rooms, library
Full-time activities director

Outdoor Amenities

Tennis courts (hard surface)
Pickleball courts
Bocce and shuffleboard
Walking paths around community ponds
RV/boat storage (limited spaces, waitlist possible)

HOA reserve fund is critical to verify. A 23,000 SF clubhouse built in the late 1990s and early 2000s is approaching the age where major mechanical systems (HVAC, pool equipment, roofing) require replacement. Before purchasing, request the most recent reserve study. A reserve funded ratio below 70% on a facility this size can signal future special assessments that are not visible in the current $235/month fee.

Property Tax Deep Dive — Barnegat Township

Barnegat Township assesses at approximately 99% of market value for 2025, with an effective combined rate (county + municipal + school) of approximately 1.95%. This is the highest among the major Ocean County 55+ municipalities.

Home Value	Gross Tax (1.95%)	After ANCHOR ($1,750)	After Stay NJ (50%)	Net Annual Tax
$420,000	$8,198/yr	$6,448/yr	$4,099/yr	$4,099/yr
$500,000	$9,760/yr	$8,010/yr	$4,880/yr	$4,880/yr
$520,000	$10,150/yr	$8,400/yr	$5,075/yr	$5,075/yr
$600,000	$11,712/yr	$9,962/yr	$5,856/yr	$5,856/yr

Assumes 65+, joint income ≤$150K. Stay NJ caps at $6,500 total benefit annually.

10-Year True Cost: $520,000 Purchase

Cost Category	Annual (Year 1)	10-Year Estimate
Mortgage (P&I on $364K @ 6.75%, 30yr)	$28,380	$283,800
Property Tax (1.95% on $520K)	$8,424	$87,600 est.
HOA Fee ($235/mo)	$2,820	$31,000 est.
Homeowner's Insurance	$2,100	$21,000 est.
Maintenance (1% of value)	$5,200	$52,000 est.
ANCHOR Benefit	–$1,750	–$17,500
Stay NJ (50% of gross tax, $4,212)	–$4,212	–$42,120 est.
Net 10-Year Cost of Ownership	—	~$415,780

30% down ($156K). This is the carrying cost excluding appreciation. Mirage homes have shown moderate appreciation given the quality of the product in a supply-constrained gated market.

Mirage vs. Greenbriar Oceanaire: The Golf Community Question

Buyers interested in Mirage frequently also look at Greenbriar Oceanaire in Waretown — both are large, gated, resort-style communities in southern Ocean County. The fundamental differences:

	Four Seasons at Mirage	Greenbriar Oceanaire
Homes	1,203	1,400+
Golf	No private golf	Private 18-hole course included in HOA
HOA Fee	~$235/mo	~$390/mo
Price Range	$400K–$650K	$525K–$750K
Tax Municipality	Barnegat (1.95%)	Waretown/Ocean Twp (1.57%)
Annual Tax ($550K home)	$8,910	$7,755
Clubhouse	23,000 SF	38,000 SF

For golfers, Greenbriar's math improves significantly. Greenbriar's HOA premium over Mirage ($155/mo = $1,860/yr) buys you a private 18-hole course, a larger clubhouse, and a lower property tax rate. If you play golf 40+ times per year, that HOA difference is often cheaper than paying green fees at a public course. If you don't golf, Mirage at $235/mo wins on pure cost.

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