Greenbriar Oceanaire in Waretown, NJ: A Guide to This Adult Community

Greenbriar Oceanaire is a gated golf and country club adult community in Waretown: 1,431 single-family homes built by Lennar between 2002 and 2015 on about 950 acres, with its own 18-hole golf course. I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living. It is often described as being in Barnegat, but it is in Ocean Township, which matters for taxes and township services. Here is a guide to the community.

Where Greenbriar Oceanaire Is

Greenbriar Oceanaire is in the Waretown section of Ocean Township, Ocean County, east of Route 9. The Ocean County Planning Department lists it under Ocean Township, and 55places lists it as gated and age-restricted (55 and older). 55places puts it about two miles from Barnegat Bay and within 20 minutes of Long Beach Island.

The Homes and Models

All 1,431 homes are single-family, most in ranch-style plans and some with second-story lofts, from 1,532 to 3,124 square feet. Every sale is now a resale. 55places mentions oversized windows, vaulted or step ceilings, stainless steel appliances, Silestone counters and primary baths with soaking tubs and separate showers in the original Lennar homes. These are the 14 plans it names:

• Danbury: 2 bedrooms, 2 baths, 1,532 sq ft, 2-car garage
• Hamilton: 2 bedrooms plus den, 2 baths, 1,673 sq ft, 2-car garage
• Southwind: 2 bedrooms, 2 baths, 1,901 sq ft, 2-car garage
• Warwick I: 2 bedrooms plus den, 2 baths, 2,042 sq ft, 2-car garage
• Catalina: 2 bedrooms, 2 baths, 2,102 sq ft, 2-car garage
• Parkview: 2 bedrooms plus den, 2 baths, 2,144 sq ft, 2-car garage
• Devon I: 3 bedrooms, 2 baths, 2,247 sq ft, 2-car garage
• Grand Avenel: 2 bedrooms, 2 baths, 2,258 sq ft, 2-car garage
• Grand Biscayne: 2 bedrooms plus den, 2 baths, 2,286 sq ft, 2-car garage
• Southwind II: 3 bedrooms, 3 baths, 2,666 sq ft, 2-car garage
• Warwick II: 3 bedrooms plus den, 3 baths, 2,675 sq ft, 2-car garage
• Chesapeake: 3 bedrooms, 2.5 baths, 2,945 sq ft, 2-car garage
• Devon II: 3 bedrooms plus den, 3 baths, 3,009 sq ft, 2-car garage
• Grand Cypress: 3 bedrooms, 3 baths, 3,124 sq ft, 2-car garage

"Plus den" means an extra room beyond the bedrooms. Many owners have made changes since the homes were built, so check each listing.

The Golf Course, Clubhouse and Amenities

The 38,000-square-foot clubhouse has a fitness center with an aerobics studio, an indoor pool under a retractable roof, hobby and game rooms, a card room, billiards, upstairs party rooms with balconies, a library, a business center, an arts and crafts room and a ballroom with theater seating for 600. There is a full-service restaurant and pub in the clubhouse.

The private 18-hole, par-72 golf course was designed by Arthur Hills and plays about 6,700 yards from the back tees, with a pro shop and The Grille Room. Outside there are tennis courts, bocce, an outdoor pool, and walking and biking trails. 55places lists a full-time activities director and concierge staff, and clubs from bird watching and line dancing to a book club and fishing club.

Association Fees

55places says the fee covers trash removal, snow removal, and lawn and common area maintenance. It also lists golf course membership as available, so ask whether golf costs extra. Ask Dennis Mark for the current fees.

Shopping, Medical Care and Getting Around

• Groceries: ShopRite, 501 Route 9, Waretown, about 1.7 miles in a straight line (I could not confirm its hours on the store's site). ACME Markets, 912 West Bay Avenue, Barnegat, confirmed open, is about 2 miles away.
• Hospital: Hackensack Meridian Southern Ocean Medical Center, 1140 Route 72 West, Manahawkin, about 5.4 miles in a straight line.
• Transit: NJ TRANSIT route 559 and the Ocean Ride Waretown Shoppers Loop serve Ocean Township. Stop locations were not confirmed.

What to Know Before Buying in an Adult Community

Buying in an age-restricted community works a little differently from buying on an ordinary street. Here are the questions worth asking before you make an offer. None of this is legal advice, and your attorney should review the documents with you.

• The age and occupancy rules. Ask the association for its written rules: who must be 55 or older, whether a younger spouse or partner may live in the home, and how long guests may stay.
• Rentals. Some associations limit or restrict leasing. If you may ever rent the home, find out before you buy.
• What the monthly fee covers. Fees change, and the list of services changes with them. Ask for the current budget and what is included today.
• Resale and move-in charges. Many associations charge a one-time fee when a home changes hands. Ask the amount and who pays it.
• Exterior rules. Fences, patios, paint colors and additions usually need association approval.
• Golf costs. Ask whether golf is included in the dues or billed separately, and what a membership costs.

Frequently Asked Questions

Is Greenbriar Oceanaire in Barnegat or Waretown?

Waretown, which is part of Ocean Township. The Ocean County Planning Department lists it under Ocean Township.

Does Greenbriar Oceanaire have a golf course?

Yes. 55places lists a private 18-hole, par-72 course designed by Arthur Hills.

Is Greenbriar Oceanaire gated?

Yes, per 55places.

What are the HOA fees at Greenbriar Oceanaire?

Ask Dennis Mark for the current fees, and ask separately about golf fees.

Thinking About Greenbriar Oceanaire?

I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living. If you are thinking about buying or selling in Greenbriar Oceanaire or anywhere in Waretown and Ocean Township, I can pull the homes currently for sale, walk the clubhouse with you, and help you get the association documents in hand before you commit. Reach out to me and let's talk about what you are looking for.