Four Seasons at Harbor Bay: K. Hovnanian Quality in Southern Ocean County Without the Golf Premium
380 homes in Little Egg Harbor — same builder, same Little Egg Harbor tax advantage (1.86%), same proximity to Long Beach Island as Sea Oaks next door, but no private golf course. The HOA is $125/month lower. If you don't golf, Harbor Bay often wins.
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Harbor Bay vs. Sea Oaks: The Same Town, Very Different Monthly Costs
Four Seasons at Harbor Bay and Four Seasons at Sea Oaks are both K. Hovnanian 55+ communities in Little Egg Harbor Township — same town, same tax rate, similar amenity package. The decisive difference is golf.
| Four Seasons Harbor Bay | Four Seasons Sea Oaks | |
|---|---|---|
| Homes | 380 | 387 |
| Golf | No | Private 18-hole + resort |
| HOA Fee | ~$275/mo | ~$285/mo |
| Price Range | $500K–$625K | $375K–$575K |
| Tax Rate | LEH 1.86% | LEH 1.86% |
| Annual HOA Difference | $120/yr Harbor Bay lower | |
| 10-Year HOA Savings | ~$1,200 | — |
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Property Tax — Little Egg Harbor 1.86%
| Home Value | Gross Tax (1.86%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $510,000 | $9,486/yr | $7,736/yr | $4,743/yr | $4,743/yr |
| $560,000 | $10,416/yr | $8,666/yr | $5,208/yr | $5,208/yr |
| $600,000 | $11,160/yr | $9,410/yr | $5,580/yr | $5,580/yr |
| $625,000 | $11,625/yr | $9,875/yr | $5,813/yr | $5,813/yr |
65+, joint income ≤$150K. LEH's 1.86% is among the lowest rates in Ocean County for communities in this price range.
10-Year True Cost: $560,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $392K @ 6.75%, 30yr) | $30,576 | $305,760 |
| Property Tax (1.86% on $560K) | $8,064 | $83,700 est. |
| HOA Fee ($275/mo) | $3,300 | $36,300 est. |
| Homeowner's Insurance | $2,240 | $22,400 est. |
| Maintenance (1%) | $5,600 | $56,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $4,032) | –$4,032 | –$40,320 est. |
| Net 10-Year Cost of Ownership | — | ~$446,340 |
Related Pages
Four Seasons at Sea Oaks (18-hole golf, same town) →Little Egg Harbor 55+ Community Guide →Little Egg Harbor Tax Rate →Ocean County Hub →Compare Harbor Bay and Sea Oaks Side by Side
An agent can pull current inventory from both communities and help you determine which pricing tier matches your budget and whether golf makes the Sea Oaks premium worth it.
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