One of the oldest Epcon communities in Ohio and still one of the most practical. 80 attached courtyard homes averaging $336,000 in southern Dayton — the most affordable resale price point for an Epcon product in this entire market. Montgomery County's 1.55% effective rate is the tradeoff, but the math still works.
Built in 2000–2002, Edinburgh Village is an established community with fully mature trees, settled landscaping, and two decades of proven HOA management. That's worth something that new construction cannot offer: certainty. Buyers here are not speculating on developer promises; they're buying a community that has functioned for 25 years with consistent resale activity.
The courtyard model — private enclosed outdoor space per home — remains the distinguishing feature. Each unit is attached (shares walls with neighbors), which produces lower purchase prices than Bel Haven's detached product and creates tighter community adjacency. The tradeoff is more noise transmission than a detached home. Buyers who prioritize price per square foot over structure type find Edinburgh Village the best value in the Dayton submarket.
Edinburgh Village sits south of Dayton at the I-75/I-675 interchange — one of the best access points in the metro. I-675 goes east to Beavercreek (WPAFB, Kettering Health, The Greene). I-75 goes north to downtown Dayton (15 minutes) and south to Cincinnati (50 minutes). This is the rare active adult location that lets buyers attend Cincinnati Reds games, Dayton Dragons games, and the National Museum of the US Air Force within a 30-minute drive.
Practical daily needs: Dayton Mall is 3 miles west. Cornerstone of Centerville (Costco, Cabela's, Kroger) is 4 miles east along Wilmington Pike. Miami Valley Hospital South is 5 miles.
Montgomery County's effective rate runs higher than Butler or Warren County, but Edinburgh Village's lower purchase prices partially offset this. Here's the comparison that matters:
| Scenario | Purchase Price | County Rate | Annual Tax | After Homestead Exemption |
|---|---|---|---|---|
| Edinburgh Village (avg) | $336,000 | ~1.55% | ~$5,208 | ~$4,758 (save ~$450) |
| Villas at Beavercreek (avg) | $450,000 | ~1.35% | ~$6,075 | ~$5,683 (save ~$392) |
| Bel Haven | $530,000 | ~1.00% | ~$5,300 | ~$5,010 (save ~$290) |
Ohio's homestead exemption is worth more per dollar in Montgomery County than in Butler County because the higher rate means each dollar of exempted value saves more. The $29,000 appraised value exemption saves ~$450/yr in Montgomery County vs. ~$290/yr in Butler County.
| Cost Category | Annual Amount | Notes |
|---|---|---|
| HOA fees (estimated) | ~$2,400–$3,000 | Covers lawn, snow, exterior; verify with HOA |
| Property taxes | ~$5,208 | Montgomery County ~1.55% on $336K |
| Homeowner's insurance | ~$1,400–$1,900 | Attached unit; lower than detached |
| Interior maintenance | ~$800–$1,200 | HOA covers exterior and grounds |
| Utilities | ~$2,200–$2,800 | AES Ohio electric + Columbia Gas; older construction |
| Total Annual | ~$12,008–$14,108 | Lowest total cost in market on absolute basis |
Edinburgh Village consistently produces the lowest absolute annual cost in this market because purchase price drives financing, insurance, and tax baseline. Buyers paying cash save the additional financing carry cost entirely.