Edinburgh Village carries Montgomery County's 1.55% effective tax rate — the highest in this market. But the average $336,000 purchase price is so far below every competitor that the total annual cost still comes in lower than any Epcon community in Butler or Greene County. Here's the math that proves it.
Annual property tax on a $336,000 Edinburgh Village home at Montgomery County's 1.55% rate: ~$5,208/yr
Annual property tax on a $530,000 Bel Haven home at Butler County's 1.00% rate: ~$5,300/yr
Annual property tax on a $450,000 Villas at Beavercreek home at Greene County's 1.35% rate: ~$6,075/yr
Edinburgh Village's $336,000 average purchase price produces a lower annual tax bill than both of the "lower-rate county" alternatives — because price, not rate, ultimately drives the bill. The only scenario where the rate wins is when comparing homes at the same price point, and no two 55+ communities in this market sell at the same price.
Estimates only. Verify HOA rate and any upcoming special assessments with HOA board.
| Cost Category | Yr 1 | Yr 5 | Yr 10 | 10-Year Total |
|---|---|---|---|---|
| HOA fees | $2,880 | $3,243 | $3,759 | $32,949 |
| Property taxes | $4,650 | $4,650 | $4,650 | $46,500 |
| Homeowner's insurance | $1,400 | $1,702 | $2,175 | $17,239 |
| Interior maintenance (older home) | $900 | $900 | $900 | $9,000 |
| Utilities | $2,400 | $2,782 | $3,227 | $27,517 |
| Annual Total | $12,230 | $13,277 | $14,711 | $133,205 |
After Montgomery County homestead exemption (~$450/yr for qualifying buyers): net 10-yr total ~$128,705.
| Cost Category | Yr 1 | Yr 5 | Yr 10 | 10-Year Total |
|---|---|---|---|---|
| HOA fees | $2,880 | $3,243 | $3,759 | $32,949 |
| Property taxes | $5,208 | $5,208 | $5,208 | $52,080 |
| Homeowner's insurance | $1,500 | $1,823 | $2,329 | $18,468 |
| Interior maintenance (older home) | $1,000 | $1,000 | $1,000 | $10,000 |
| Utilities | $2,400 | $2,782 | $3,227 | $27,517 |
| Annual Total | $12,988 | $14,056 | $15,523 | $141,014 |
After homestead exemption (~$450/yr): net 10-yr total ~$136,514. Lowest 10-year operating cost of any Epcon community in this market.
Purchase price excluded — this table shows operational costs only over 10 years.
| Community | Avg Price | County Rate | 10-Yr Operating Est. | Annual Avg |
|---|---|---|---|---|
| Edinburgh Village | $336K | 1.55% | ~$141,014 | ~$14,101 |
| Hunters Glen at Northmont | ~$320K | 1.55% | ~$134,000 | ~$13,400 |
| Villas at Beavercreek | $450K | 1.35% | ~$155,700 | ~$15,570 |
| Bel Haven | $530K | 1.00% | ~$176,628 | ~$17,663 |
| Villas at Waterford Glen | $260K | 1.05% | ~$98,000 | ~$9,800 |