84 Epcon attached courtyard villas in Hamilton, Ohio — priced in the $200s, in Butler County, and fully built out since 2013. The most affordable Epcon product in the lower-tax Butler County geography. Most buyers here are downsizing from larger Hamilton-area homes and staying in a community they know.
Hamilton, Ohio is Butler County's county seat — a city with a working-class manufacturing heritage that is actively reinvesting in its downtown (the Hamilton Arts District, River Mile Park, the Rosie Theater restoration). It is not West Chester, and buyers who require proximity to Whole Foods and luxury restaurants will find it different. But for buyers who value the combination of:
...there is nothing else in this market that delivers all four simultaneously. The only communities with lower prices are in Montgomery County (higher rate) or Clermont County (same rate, but Waterford Glen is new construction attached with less established community infrastructure).
| Home Price | Assessed (35%) | Annual Tax (~1.00%) | After Homestead Exemption | Monthly Tax |
|---|---|---|---|---|
| $200,000 | $70,000 | ~$2,000 | ~$1,710 (save ~$290) | ~$143 |
| $240,000 | $84,000 | ~$2,400 | ~$2,110 (save ~$290) | ~$176 |
| $280,000 | $98,000 | ~$2,800 | ~$2,510 (save ~$290) | ~$209 |
Note: Hamilton city residents may be subject to Hamilton's city income tax of 2.0% on earned income. Retirees with Social Security (Ohio-exempt) and pension income (taxed at Ohio's flat rate) would not pay city income tax on those sources, but any part-time earned income would be subject. Confirm with the City of Hamilton tax office for your specific income structure.
| Cost Category | Annual Amount | Notes |
|---|---|---|
| HOA fees (Epcon est.) | ~$2,400–$3,000 | Covers lawn, snow, community areas; confirm current rate |
| Property taxes | ~$2,400 | Butler County ~1.00% on $240K |
| Homeowner's insurance | ~$900–$1,300 | Attached; lower rebuild value |
| Interior maintenance | ~$600–$1,000 | HOA covers exterior; interior on owner |
| Utilities | ~$1,800–$2,400 | Duke Energy + Columbia Gas; older construction |
| Total Annual | ~$8,100–$10,100 | Lowest absolute cost with Epcon product quality |