An independently developed, locally built courtyard condo community in Liberty Township — not an Epcon product, not a national builder. Wooded site with water views, two distinct home styles (courtyard detached and private-entry attached), and professional management by Towne Properties. Butler County's tax advantage applies here too.
The vast majority of the 55+ market in Cincinnati is Epcon. Liberty Grand Villas is one of the few exceptions — built by Jimenez-Haid, a local developer with a track record in Columbus-area courtyard communities (River's Bend TPC golf community in Mason, Walker Villas in Marysville). The local developer model produces a different ownership structure: the homeowners' association has more direct community influence, and management decisions don't flow through a national builder's service arm. Towne Properties — Cincinnati's established condo management firm, in operation since 1961 — handles day-to-day HOA management.
Liberty Grand Villas offers both detached courtyard condos and private-entry ranch condos. This is a meaningful distinction:
Both types are single-level with all living on the main floor. Optional upper-level retreat or storage addition available, consistent with the active adult product model.
Liberty Township is the corridor between West Chester (to the south) and Mason (to the east) — one of the fastest-growing zip codes in Southwest Ohio over the past two decades. From Liberty Grand Villas:
| Home Price | Assessed (35%) | Annual Tax (~1.00%) | After Homestead | Monthly Tax |
|---|---|---|---|---|
| $350,000 | $122,500 | ~$3,500 | ~$3,210 (save ~$290) | ~$268 |
| $400,000 | $140,000 | ~$4,000 | ~$3,710 (save ~$290) | ~$309 |
| $450,000 | $157,500 | ~$4,500 | ~$4,210 (save ~$290) | ~$351 |
Butler County produces the lowest effective property tax rate in this market. Liberty Township does not levy a city income tax — only county and township rates apply.
| Cost Category | Annual Amount | Notes |
|---|---|---|
| HOA / Condo fees | ~$3,000–$4,800 | Condo structure likely higher than single-family HOA; confirm with Towne Properties |
| Property taxes | ~$4,000 | Butler County ~1.00% on $400K |
| Homeowner's insurance | ~$1,400–$1,800 | Condo owner's policy (HO-6) — reduced coverage vs. full homeowners |
| Interior maintenance | ~$500–$1,000 | HOA/condo handles exterior; interior on owner |
| Utilities | ~$1,800–$2,400 | Duke Energy + Columbia Gas; community manages some common areas |
| Total Annual | ~$10,700–$14,000 | Condo fee range wide; verify current amount before budgeting |