Four Seasons at Sea Oaks: The Complete True Cost — Private 18-Hole Golf at the Lowest Entry Price in the County

Sea Oaks delivers private golf access at home prices starting in the $375s — well below Greenbriar Oceanaire. Full 10-year carrying cost, the golf-value analysis, and net cost after NJ relief — including LEH's higher-than-average tax rate.

Worked Example: $475K Purchase65+ Couple, $120K IncomeLEH 1.86% Rate (high)Golf Included

The Headline Number

For a 65-year-old couple with $120,000 joint income buying a $475,000 home at Four Seasons at Sea Oaks with 30% down ($142,500), the all-in 10-year cost after all three NJ relief programs is approximately:

$403,710

About $38,275 per year all-in — and that includes access to a private 18-hole golf course plus the public LBI National resort course. For a golfer, this is the most cost-efficient golf-and-home package in Ocean County.

Full Line-Item Breakdown

Category	Year 1	10-Year Total	Notes
Mortgage P&I	$25,938	$259,380	$332,500 loan @ 6.75%, 30yr
Property Tax	$8,835	$91,500	1.86% Little Egg Harbor — a high-tax town
HOA Fee	$3,420	$37,600	$285/mo, golf + resort access
Insurance	$1,900	$19,000	—
Maintenance	$4,750	$47,500	1% of value/yr
ANCHOR	–$1,750	–$17,500	65+, income ≤$150K
Stay NJ	–$2,668	–$26,680	50% of gross, net of ANCHOR
Net Total	$40,371	~$403,710	Cart fees extra

Sea Oaks vs. Greenbriar: The Golf-Value Comparison

Both are golf communities. The key difference is entry price — and it's substantial:

	Sea Oaks	Greenbriar Oceanaire
Price Range	$375K–$575K	$525K–$750K
HOA/Mo	~$285	~$390
Golf	Private 18-hole + LBI National public	Private 18-hole
Tax Rate	LEH 1.86% (higher)	Waretown 1.57% (lower)
10-Yr Net Cost (worked ex.)	~$403,710 ($475K home)	~$505,600 ($600K home)
HOA Savings/Year	$1,260 lower	—

Sea Oaks is the value golf community; Greenbriar is the premium golf community. Sea Oaks lets you into private golf for roughly $150K less in purchase price and $105/month less in HOA. Greenbriar counters with a larger 38,000 SF clubhouse, a more established reputation, and arguably a more polished resort feel. For a golfer optimizing cost, Sea Oaks wins clearly. For a buyer who wants the premium golf-resort experience and has the budget, Greenbriar justifies its premium. Both beat paying public green fees at a non-golf community.

The Golf Course Reserve Caution Applies Here Too

Like any golf community, Sea Oaks carries golf-course capital risk. The private course requires ongoing greens, irrigation, and equipment investment. The added complexity at Sea Oaks: it operates alongside the public LBI National course, so understand exactly which course your HOA funds and which is operated commercially. Request the reserve study and clarify the golf operations structure — who owns and funds the private course versus the public one — before closing.

Sea Oaks Community Overview →Greenbriar Oceanaire (premium golf) →Greenbriar True Cost (golf economics) →Harbor Bay (same town, no golf) →Ocean County Hub →

Compare the Golf Communities

An expert can model Sea Oaks vs. Greenbriar on your budget, clarify Sea Oaks' golf operations structure, and obtain the reserve study.

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