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.

Little Egg Harbor, NJ387 HomesPrivate 18-Hole GolfHOA ~$280–290/moNear Long Beach Island

Community at a Glance

LocationLittle Egg Harbor Township, Ocean County NJ; near Long Beach Island beaches (20 min)

Total Homes387 single-family homes; more intimate scale than Greenbriar's 1,400+

Home SizesVaried models; spacious layouts typical of K. Hovnanian 55+ product

Price Range$375,000–$575,000 — meaningfully below Greenbriar's $525K–$750K

HOA Fee~$280–$290/month; includes golf course maintenance and full 35K SF facility

GolfPrivate 18-hole course: LBI National Golf & Resort — residents play without green fees

Resort AccessOn-site LBI National Golf & Resort has a public-access pro shop, restaurant, and inn

Clubhouse35,000 SF — comparable to Greenbriar; pools, fitness, tennis, pickleball, bocce, more

Sea Oaks is Ocean County's best-value private golf community. Greenbriar Oceanaire has a larger community (1,400+ homes) and a slightly bigger clubhouse (38K SF), but Sea Oaks offers nearly identical golf and resort amenities at 387 homes — a more intimate community — and homes price $150,000–$175,000 below Greenbriar's typical range. The HOA fee is $100/month lower. If you value golf and resort living but don't need the mega-community scale, Sea Oaks often wins on pure cost-per-experience.

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.

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

Sea Oaks is the buy for golfers who value intimacy over scale. 387 homes means you'll know most of your neighbors and tee times are easier to get than in a 1,400-home community. The HOA savings over 10 years ($12,600) buys a lot of golf cart fees. The trade-off: community events and social calendar depth are smaller at 387 homes than 1,400.

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

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