Venue at Lighthouse Station: Barnegat's Newer-Construction 55+ Community by Lennar
247 homes built more recently than the Four Seasons era — modern floor plans, current finishes, and the appeal of move-in-ready condition. The trade: Barnegat's 1.95% rate (Ocean County's highest for major towns) and a higher price point than the township's resale options.
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Barnegat 1.95% Rate at Venue Price Points
| Home Value | Gross Tax (1.95%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $510,000 | $9,955/yr | $8,205/yr | $4,978/yr | $4,978/yr |
| $580,000 | $11,322/yr | $9,572/yr | $5,661/yr | $5,661/yr |
| $640,000 | $12,493/yr | $10,743/yr | $6,247/yr | $6,247/yr |
| $700,000 | $13,664/yr | $11,914/yr | $6,832/yr | $6,832/yr |
65+, joint income ≤$150K. Stay NJ caps at $6,500. At $700K, the Barnegat rate produces meaningfully higher gross tax than the same home would pay in Lacey or Waretown.
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10-Year True Cost: $580,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $406K @ 6.75%, 30yr) | $31,668 | $316,680 |
| Property Tax (1.95% on $580K) | $9,396 | $97,600 est. |
| HOA Fee ($295/mo) | $3,540 | $38,900 est. |
| Homeowner's Insurance | $2,320 | $23,200 est. |
| Maintenance (0.7% — newer build) | $4,060 | $40,600 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $4,698) | –$4,698 | –$46,980 est. |
| Net 10-Year Cost of Ownership | — | ~$427,000 |
Maintenance budgeted at 0.7% (vs. 1% for older homes) reflecting newer construction with fewer near-term repair needs.
Related Pages
Four Seasons at Mirage (Barnegat, resale, lower entry) →Heritage Bay (Barnegat, budget option) →Barnegat Tax Rate Detail →Ocean County Hub →Get Venue at Lighthouse Station Data
Resale inventory in this newer community, model-specific pricing, and whether the newer-construction premium holds value at resale versus the established Four Seasons communities.
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