Lions Head Woods: Lakewood's Intimate Condo Community with Exterior-Inclusive HOA
281 condo and attached homes in Lakewood — smaller and more intimate than Leisure Village, with HOA ~$290/month covering exterior maintenance. Lakewood's 1.43% rate is the lowest of any major 55+ town in the county, and the relief stack drives net taxes lower still at these price points.
Lakewood, NJ281 HomesHOA ~$285–295/moCondo/AttachedExterior Maintenance Included
Community at a Glance
LocationLakewood Township, Ocean County NJ; near Route 70, close to Brick border
Total Homes281 condo and attached homes
Home SizesApproximately 1,000–1,600 SF; 2 bedrooms, 2 baths typical
Price Range$275,000–$450,000
HOA Fee~$285–$295/month; includes exterior maintenance, landscaping, snow removal, amenities
Age Restriction55+
AmenitiesClubhouse, pool, fitness, bocce; full-service exterior-inclusive model
Tax RateLakewood Township ~1.43% effective rate (county's lowest major-town rate)
Lions Head Woods is the smaller, more intimate alternative to Lakewood's mega-condo communities. Leisure Village (2,433 homes) and even Covington Village (360 homes) offer scale; Lions Head Woods at 281 homes offers a quieter, more neighbor-knowing environment with the same exterior-inclusive HOA model. The trade-off is resale liquidity — fewer homes means fewer comparable sales and potentially longer time-on-market when you sell.
Lakewood Tax Math at Lions Head Woods Price Points
| Home Value | Gross Tax (1.43%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $285,000 | $4,845/yr | $3,095/yr | $1,548/yr | $1,548/yr |
| $340,000 | $5,780/yr | $4,030/yr | $2,015/yr | $2,015/yr |
| $400,000 | $6,800/yr | $5,050/yr | $2,525/yr | $2,525/yr |
| $450,000 | $7,650/yr | $5,900/yr | $2,950/yr | $2,950/yr |
65+, joint income ≤$150K. Lakewood's 1.43% is the LOWEST major-town rate in Ocean County, and the relief stack pushes net taxes lower still.
Lakewood Condo Community Comparison
| Community | Homes | HOA/Mo | Price Range | Style |
|---|---|---|---|---|
| Leisure Village | 2,433 | ~$340 | $150K–$275K | Ranch attached |
| Covington Village | 360 | ~$365 | $175K–$400K | Condo/midrise |
| Lions Head Woods | 281 | ~$290 | $275K–$450K | Condo/attached |
10-Year True Cost: $340,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $238K @ 6.75%, 30yr) | $18,564 | $185,640 |
| Property Tax (1.43% on $340K) | $4,876 | $50,500 est. |
| HOA Fee ($290/mo — incl. exterior) | $3,480 | $38,300 est. |
| Condo Insurance (interior only) | $950 | $9,500 est. |
| Interior Maintenance (0.5%) | $1,700 | $17,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $2,890) | –$2,890 | –$28,900 est. |
| Net 10-Year Cost of Ownership | — | ~$264,040 |
Related Pages
Leisure Village (Lakewood, 2,433 homes) →Covington Village (Lakewood, midrise condo) →Lakewood Tax Rate Detail →Ocean County Hub →Get Lions Head Woods Data
Resale velocity in this smaller community, HOA reserve health, and current inventory versus the larger Lakewood condo options.
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