The east-side Cincinnati Epcon community most buyers overlook. 90 attached ranch condos in Loveland (Deerfield Township, Warren County), built 2004–2007, with one of the lowest effective tax rates in the corridor and proximity to the Mason/Deerfield retail powerhouse. Here's the full picture.
The Maples sits in Deerfield Township, Warren County — not Hamilton County, despite the Cincinnati metro address and the 45249 zip that touches the city. Warren County's effective rate (~1.10%) is dramatically lower than Hamilton County (~1.44%) and lower than both Greene and Montgomery counties on the Dayton side. For a buyer who wants east-Cincinnati access without Hamilton County's tax burden, this is the practical answer.
Epcon built 90 attached homes here between 2004 and 2007, ranging 1,267 to 2,002 square feet. Most are 2-bedroom, 2-bath ranch condos with attached 2-car garages and first-floor primary suites. Many floor plans include a den with French doors — usable as a third bedroom, office, or hobby room. Vaulted ceilings, gas fireplaces, and four-season rooms appear in many units. These are condos (not detached single-family), which means lower price points and condo-association exterior maintenance rather than owner responsibility.
| Home Price | Assessed (35%) | Annual Tax (~1.10%) | After Homestead Exemption | Monthly Tax |
|---|---|---|---|---|
| $280,000 | $98,000 | ~$3,080 | ~$2,761 (save ~$319) | ~$257 |
| $320,000 | $112,000 | ~$3,520 | ~$3,201 (save ~$319) | ~$293 |
| $360,000 | $126,000 | ~$3,960 | ~$3,641 (save ~$319) | ~$330 |
| Cost Category | Annual Amount | Notes |
|---|---|---|
| HOA / condo fees | ~$2,800–$3,800 | Covers exterior maintenance + lawn + clubhouse; condo structure; verify current |
| Property taxes | ~$3,520 | Warren County ~1.10% on $320K |
| Condo insurance (HO-6) | ~$900–$1,300 | Reduced vs. full homeowners; association covers structure |
| Interior maintenance | ~$500–$900 | Association handles exterior fully |
| Utilities | ~$2,000–$2,600 | Duke Energy + gas; 2004–2007 construction |
| Total Annual | ~$9,720–$12,120 | Among the lowest in the market with full exterior maintenance included |