Four Seasons at Sea Oaks: Private 18-Hole Golf in Southern Ocean County at a Lower Price Point Than Greenbriar
387 homes, private golf, 35,000 SF clubhouse, and a Little Egg Harbor address that gives you LBI beach access in under 20 minutes. HOA ~$285/month — $105 less than Greenbriar for a comparable golf-community package.
Have questions about what you're reading? A specialist can walk you through real costs, honest comparisons, and what's actually available right now — free, no obligation.
Talk to a Specialist →Community at a Glance
The LBI National Golf & Resort Angle
Most private-course 55+ communities offer an entirely closed facility — residents play, guests need an invitation. Sea Oaks is different: the on-site LBI National Golf & Resort is a full public resort with a pro shop, restaurant, meeting rooms, and an inn. This means:
- Residents can host guests for golf without the awkward "private club" dynamic
- The course generates revenue beyond resident dues — contributing to maintenance and reducing HOA pressure
- Visiting family can stay at the on-site inn, making Sea Oaks particularly attractive for buyers who entertain out-of-town guests
- The restaurant provides dining without leaving the community
Property Tax: Little Egg Harbor at 1.86%
Little Egg Harbor Township has an effective rate of approximately 1.86% — among the HIGHER rates in Ocean County, above Toms River (1.50%), Lakewood (1.43%), and Jackson (1.55%), though still below Barnegat (1.95%). On a $475,000 home, that's $8,835/year gross — so LEH's appeal here is the golf and southern-LBI setting, not a tax advantage.
| Home Value | Gross Tax (1.86%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $400,000 | $7,440/yr | $5,690/yr | $3,720/yr | $3,720/yr |
| $475,000 | $8,835/yr | $7,085/yr | $4,418/yr | $4,418/yr |
| $520,000 | $9,672/yr | $7,922/yr | $4,836/yr | $4,836/yr |
| $575,000 | $10,695/yr | $8,945/yr | $5,348/yr | $5,348/yr |
65+, joint income ≤$150K.
Ready to move from research to real conversations about this community?
We connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
Sea Oaks vs. Greenbriar Oceanaire: The Golf Community Comparison
| Four Seasons Sea Oaks | Greenbriar Oceanaire | |
|---|---|---|
| Homes | 387 (intimate) | 1,400+ (mega) |
| Golf | 18-hole private + public resort | 18-hole private only |
| HOA | ~$285/mo | ~$390/mo |
| Price Range | $375K–$575K | $525K–$750K |
| Tax Rate | LEH 1.86% | Waretown 1.57% |
| Annual HOA Savings vs. Greenbriar | $1,260/yr | — |
| 10-Year HOA Savings | ~$12,600 | — |
| Beach Distance | ~20 min to LBI | ~25 min to LBI |
10-Year True Cost: $475,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $332.5K @ 6.75%, 30yr) | $25,935 | $259,350 |
| Property Tax (1.86% on $475K) | $6,840 | $71,000 est. |
| HOA Fee ($285/mo) | $3,420 | $37,600 est. |
| Homeowner's Insurance | $1,900 | $19,000 est. |
| Maintenance (1%) | $4,750 | $47,500 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $3,420) | –$3,420 | –$34,200 est. |
| Net 10-Year Cost of Ownership | — | ~$382,750 |
Related Guides
Sea Oaks Full True Cost Guide →Greenbriar Oceanaire (Waretown) →Golf Community Head-to-Head Comparison →Little Egg Harbor Tax Rate →Ocean County Hub →Get Sea Oaks Market Intelligence
Golf course maintenance track record, tee time availability, HOA reserve fund status, and current resale inventory — the specifics before you commit.
Get Expert Help →Ready to take the next step on
the right 55+ community?
Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
Connect with a Specialist →