Four Seasons at South Knolls: Jackson's Best-Positioned 55+ Community — and Why the 1.55% Tax Rate Matters
936 homes, resort-level amenities, and the significant advantage of sitting in Jackson Township — Ocean County's lowest-tax major municipality for 55+ communities. The true cost here is meaningfully different from identical-looking communities in Barnegat.
Jackson, NJ936 HomesHOA ~$260–270/moK. HovnanianI-195 Access
Community at a Glance
LocationJackson Township, Ocean County NJ — near I-195, Parkway interchange
DeveloperK. Hovnanian Homes; all resale today
Total Homes936 single-family homes; multiple model types
Home SizesApproximately 1,400–2,600 SF; 2–3 bedrooms, 2 baths, 1–2 car garages
Price Range$500,000–$650,000 (fully updated larger models exceed $650K)
HOA Fee~$260–$270/month; covers clubhouse, pools, common area maintenance
Age Restriction55+; active adult community
Location AdvantageI-195 and Garden State Parkway access; ~55 min to NYC by car; Jersey Shore beaches within 30 min
Jackson Township's 1.55% effective rate sits below the county midpoint — well under high-tax towns like Lacey and Barnegat. On a $560,000 home, that's $8,680/year versus $10,920 in Barnegat (1.95%) — a $2,240/year difference before any relief programs. Over 10 years: about $22,400 saved compared to the same home in Barnegat. Jackson's position at I-195 also makes it the easiest Ocean County community to reach from exit points in central NJ and Monmouth County.
Amenities
South Knolls delivers a genuine K. Hovnanian resort package without the golf course that pushes HOA fees into the $385–$420 range:
- Clubhouse — large common gathering space with ballroom/event capacity
- Indoor and outdoor pools — year-round access via indoor pool; outdoor seasonal
- Fitness center — cardio and strength equipment
- Tennis courts — hard surface, lit for evening play
- Pickleball courts
- Bocce courts and shuffleboard
- Lakes and walking paths — scenic within the community grounds
- Activities director — coordinated social calendar
Property Tax Math — Jackson Township
| Home Value | Gross Tax (1.55%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $500,000 | $7,725/yr | $5,975/yr | $3,863/yr | $3,863/yr |
| $550,000 | $8,498/yr | $6,748/yr | $4,249/yr | $4,249/yr |
| $600,000 | $9,270/yr | $7,520/yr | $4,635/yr | $4,635/yr |
| $650,000 | $10,043/yr | $8,293/yr | $5,022/yr | $5,022/yr |
65+, joint income ≤$150K. Stay NJ capped at $6,500 total benefit.
Jackson vs. Barnegat: The Tax Town Comparison
| Jackson Township (South Knolls) | Barnegat (Four Seasons Mirage) | |
|---|---|---|
| Effective Tax Rate | ~1.55% | ~1.95% |
| Annual Tax on $550K Home | $7,975 | $8,910 |
| Annual Difference | $935/year more in Barnegat | |
| 10-Year Difference | ~$9,350 more in Barnegat | |
| Highway Access | I-195 + GSP Exit 88 (excellent) | GSP Exit 67 (good) |
| Beach Distance | ~30 min to Point Pleasant | ~15 min to LBI beaches |
| HOA | ~$265/mo | ~$235/mo |
Jackson wins on taxes and highway access; Barnegat wins on beach proximity and slightly lower HOA. For buyers who plan to use the beach frequently, the 15-minute difference to Long Beach Island may justify the Barnegat tax premium. For buyers who prioritize highway access for NYC trips or family visits from central NJ, Jackson's I-195 positioning is a significant quality-of-life advantage.
10-Year True Cost: $545,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $381.5K @ 6.75%, 30yr) | $29,790 | $297,900 |
| Property Tax (1.55% on $545K) | $7,903 | $82,000 est. |
| HOA Fee ($265/mo) | $3,180 | $35,000 est. |
| Homeowner's Insurance | $2,180 | $21,800 est. |
| Maintenance (1%) | $5,450 | $54,500 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax ~$3,952) | –$3,952 | –$39,520 est. |
| Net 10-Year Cost of Ownership | — | ~$434,180 |
30% down ($163,500). Compare to Four Seasons at Mirage at $415,780 for a $520K home — South Knolls costs slightly more over 10 years primarily due to higher purchase price, but the Jackson tax rate partially compensates.
Related Guides
Four Seasons South Knolls Full True Cost Guide →Jackson Township: Complete 55+ Buyer Guide →Four Seasons at Metedeconk Lakes (also Jackson) →Jackson vs. Barnegat 55+ Comparison →Ocean County Hub →Get South Knolls Market Data
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