Four Seasons at South Knolls: The Complete 10-Year True Cost in Jackson

Note: South Knolls sits in Jackson Township, which is in Ocean County for this market grouping. Here's the full carrying cost, Jackson's mid-range tax position, and the net cost after NJ relief programs.

Worked Example: $545K Purchase65+ Couple, $120K IncomeJackson 1.55% Rate

The Headline Number

For a 65-year-old couple with $120,000 joint income buying a $545,000 home at Four Seasons at South Knolls with 30% down ($163,500), the all-in 10-year cost after all three NJ relief programs is approximately:

$447,700

About $43,418 per year all-in. South Knolls lands between Mirage (higher tax) and the LEH communities (lower price) — a solid middle position with K. Hovnanian build quality.

Full Line-Item Breakdown

Category	Year 1	10-Year Total	Notes
Mortgage P&I	$29,754	$297,540	$381,500 loan @ 6.75%, 30yr
Property Tax	$8,420	$87,200	1.55% Jackson Township
HOA Fee	$3,180	$35,000	$265/mo, K. Hovnanian amenities
Insurance	$2,180	$21,800	—
Maintenance	$5,450	$54,500	1% of value/yr
ANCHOR	–$1,750	–$17,500	65+, income ≤$150K
Stay NJ	–$2,460	–$24,600	50% of gross, net of ANCHOR
Net Total	$44,774	~$447,700

Jackson's Tax Position: Below the County Midpoint

Jackson Township's 1.55% effective rate sits below the high-tax towns (Lacey 1.78%, Little Egg Harbor 1.86%, Barnegat 1.95%) and above only the lowest (Lakewood 1.43%, Toms River 1.50%). For a $545K home, that positioning works in your favor against most premium-community towns:

Comparison Town	Rate	Annual Tax ($545K)	vs. Jackson (10yr)
Lakewood (lowest major town)	1.43%	$7,815	–$6,050 less
Jackson (South Knolls)	1.55%	$8,420	—
Lacey (Sea Breeze)	1.78%	$9,712	+$12,920 more
Little Egg Harbor (Sea Oaks)	1.86%	$10,137	+$17,170 more
Barnegat (Mirage)	1.95%	$10,638	+$22,180 more

South Knolls' Jackson location is a quietly strong value position. You get K. Hovnanian build quality comparable to Mirage, but at a tax rate that saves roughly $9,000 over 10 years versus the same builder's Barnegat community. Jackson also offers more inland space and is well-positioned for both shore trips and access to central NJ. For buyers who don't need LBI's immediate beach proximity, South Knolls captures most of Mirage's quality at a lower tax carry.

Net Carry After Relief

Pure Carry Component	Annual
Property Tax	$8,420
HOA	$3,180
Insurance	$2,180
Maintenance	$5,450
Less ANCHOR + Stay NJ	–$4,210
Net Annual Carry	~$15,020 ($1,252/mo)

South Knolls Community Overview →What Nobody Tells You About South Knolls →Four Seasons at Metedeconk Lakes (also Jackson) →Jackson vs. Barnegat Comparison →Ocean County Hub →

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