Why Encore Has the Lowest All-In Cost in the Triangle
Three factors combine that no other Triangle 55+ community matches simultaneously: (1) Lowest HOA at ~$210/mo. (2) Johnston County property tax ~0.78% — lower than Wake (~0.90%) and significantly lower than Durham (~1.04%). (3) No CDD fee. On a $430K home vs a comparable Carolina Arbors home, the monthly savings run $150–$200/month — $1,800–$2,400/year, every year.
Monthly Cost at Three Price Points
$380K Home
Total Fixed / Month
$582
HOA Fee
$210/mo
Lowest Triangle 55+
Property Tax
~$247/mo
Johnston Co. 0.78%
Homeowners Ins.
~$125/mo
Est. annual / 12
CDD Fee
$0
No CDD in Johnston Co.
$430K Home
Total Fixed / Month
$623
HOA Fee
$210/mo
Lowest Triangle 55+
Property Tax
~$280/mo
Johnston Co. 0.78%
Homeowners Ins.
~$133/mo
Est. annual / 12
CDD Fee
$0
No CDD in Johnston Co.
$520K Home
Total Fixed / Month
$694
HOA Fee
$210/mo
Lowest Triangle 55+
Property Tax
~$338/mo
Johnston Co. 0.78%
Homeowners Ins.
~$146/mo
Est. annual / 12
CDD Fee
$0
No CDD in Johnston Co.
Fixed ownership costs only — add mortgage P+I if applicable. Verify current HOA fee and tax rate with seller/county before closing.
Encore vs Triangle Alternatives — Same $430K Home
Encore at Wendell Falls
Johnston Co. · HOA $210 + tax $279 + ins $125
$1,388/mo
Baseline
Del Webb Carolina Gardens
Wake Co. · HOA $233 + tax $323 + ins $130
$1,555/mo
-$167/mo vs Encore
Carolina Preserve
Wake Co. · HOA $265 + tax $323 + ins $130
$1,668/mo
-$280/mo vs Encore
Carolina Arbors
Durham Co. · HOA $285 + tax $373 + ins $130
$1,788/mo
-$400/mo vs Encore
$400/month difference between Encore and Carolina Arbors on the same home value = $4,800/year = $48,000 over 10 years. That's real retirement money.
Is the monthly savings worth the Johnston County location for you?
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