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.
Barnegat, NJ247 HomesHOA ~$290–300/moLennar — Newer BuildHomes from $500s
Community at a Glance
LocationBarnegat Township, Ocean County NJ; near Long Beach Island and GSP Exit 67
DeveloperLennar; newer-generation construction with modern open floor plans
Total Homes247 single-family homes
Home SizesModern layouts, typically 1,500–2,500 SF; open-concept designs
Price Range$500,000–$700,000
HOA Fee~$290–$300/month; clubhouse, pool, fitness, common grounds
Age Restriction55+
AmenitiesModern clubhouse, pool, fitness center, pickleball, bocce, social calendar
The "newer construction" premium is real and worth understanding. Venue at Lighthouse Station's homes are significantly newer than the Four Seasons at Mirage stock (built 1998–2007) or the older Holiday City resales. That means modern open floor plans, current-code electrical and HVAC, better insulation, and no immediate renovation needs. The cost: you pay $500K+ and accept Barnegat's 1.95% tax rate. For buyers who don't want to renovate and value move-in-ready modern homes, the premium is justified — for budget-focused buyers, the older communities deliver the same lifestyle at a fraction of the carry.
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.
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.
Get Expert Help →