Epcon's newest and largest 55+ community in the Cincinnati corridor. 84 single-level courtyard ranch homes with private enclosed yards, 2.5-car garages, and Butler County's lowest effective property tax rate. Here's what you actually pay.
Bel Haven uses Epcon's courtyard architecture: each home wraps around a private enclosed outdoor space — a genuine walled yard, not a shared patio. The street-facing front is architectural facade; your outdoor life happens in back, away from road noise. This is the design detail that separates Epcon from traditional attached condo communities, and it's the reason resale velocity in Epcon properties tends to outperform standard villa products.
Homes are single-level with all primary functions on the main floor. The 2.5-car garage is standard — larger than anything in this price range at competing developments. An optional upper-level guest retreat is available on select floor plans for households that need a dedicated space for visiting family without sacrificing the main-floor-only lifestyle.
| HOA Service | Detail |
|---|---|
| Lawn mowing & edging | All common areas and individual home lots |
| Landscaping | Beds, shrubs, seasonal color on common areas |
| Seasonal mulching | Annual application included |
| Snow removal | Roads, driveways, and walks to front door |
| Irrigation | Lawn irrigation system operation and maintenance |
| Trash removal | Curbside collection included |
| Property management | Professional HOA management fees included |
| Clubhouse access | Fireplace lounge, catering kitchen, big-screen gathering space |
| Heated swimming pool | Seasonal operation and maintenance |
| Fitness center | Year-round access |
Ohio assesses property at 35% of market value. The effective rate of ~1.00% in Butler County (West Chester Township specifically) applies to the full assessed value after credits. Here's how it calculates at three price points:
| Purchase Price | Assessed Value (35%) | Est. Annual Tax (~1.00%) | After Homestead Exemption | Monthly Tax Cost |
|---|---|---|---|---|
| $499,000 | $174,650 | ~$4,990 | ~$4,700 (save ~$290) | ~$392 |
| $549,000 | $192,150 | ~$5,490 | ~$5,200 (save ~$290) | ~$433 |
| $599,000 | $209,650 | ~$5,990 | ~$5,700 (save ~$290) | ~$475 |
Homestead exemption assumes OAGI ≤ $40,000 (Social Security excluded from calculation). Apply through the Butler County Auditor within 60 days of closing. Rates shown are approximate — actual West Chester Township millage varies by school district levy cycle.
A buyer considering Villas at Beavercreek in Greene County at $450,000 pays approximately $6,075/yr in property taxes. The same $499,000 at Bel Haven in Butler County costs $4,990/yr — saving $1,085 annually despite the higher purchase price. Over 10 years, that's $10,850 in net savings, before accounting for any appreciation differential.
| Cost Category | Annual Amount | Notes |
|---|---|---|
| HOA fees | $2,820–$3,300 | ~$235–$275/mo; verify current rate with Epcon |
| Property taxes | ~$5,300 | Butler County ~1.00%; before homestead exemption |
| Homeowner's insurance | ~$2,200–$2,800 | Detached single-family; Ohio rates moderate |
| Exterior maintenance reserve | ~$1,500 | Roof, gutters, paint; owner responsibility |
| Utilities | ~$2,400–$3,000 | Natural gas heat typical; Duke Energy / Columbia Gas |
| Total Annual | ~$14,220–$15,400 | Before homestead savings of ~$290/yr |
Bel Haven sits at Beckett Road south of the SR-747/SR-129 interchange — one of the most accessible retail intersections in Greater Cincinnati. Within 5 minutes you have:
Dayton is 45 miles north via I-75. The corridor is well-served by UC Health, Mercy Health, and TriHealth systems — meaningful for buyers planning for future healthcare needs.
| Feature | Bel Haven | Villas at Park Place |
|---|---|---|
| Age restriction | 55+ required | Age-targeted (not legally restricted) |
| Homes | 84 detached courtyard ranch | ~43 (31 courtyard + 12 quad condo) |
| Price range | Low $500s+ (new construction) | High $200s–$400s (resale) |
| HOA | ~$235–$275/mo | ~$235/mo |
| Garage | 2.5-car standard | 2-car standard |
| Availability | New construction, some lots remaining | Resale only; occasional turnover |
| Community center | New clubhouse with catering kitchen | Pool and clubhouse (established) |