Grove City, Ohio · Franklin County · Epcon
The Courtyards at Mulberry Run
One of Epcon’s larger Grove City communities, built on the signature private-courtyard ranch design. Real costs, real trade-offs, and how it stacks up against the new Del Webb option.
The community
Mulberry Run is one of the more amenity-rich Epcon communities on the southwest side, in Grove City. It carries the full Epcon amenity set — a clubhouse, pool, fitness center, bocce, pickleball, and green space — which is more than the smaller Courtyards neighborhoods offer. Homes are the single-level luxury ranches Epcon built its reputation on, organized around private interior courtyards that bring light into the center of the home and give you an outdoor room nobody can see into.
Grove City itself is one of Columbus’s most established southwest suburbs: a walkable Town Center, a strong parks system, and easy access to I-71 and I-270. For buyers who want amenities and a real town nearby without paying Powell or Dublin prices, it is one of the better values in the metro.
The real cost math
Mulberry Run sits in Franklin County, where the effective property tax rate runs around 1.69%. Here is a representative all-in monthly estimate for a home in the low $400ks:
| Monthly component | Estimate (~$410k home) |
|---|---|
| Property tax (≈1.69% effective) | ~$577 |
| Epcon HOA (amenity community) | ~$225–$275 |
| Homeowners insurance | ~$110–$140 |
| All-in, excl. mortgage & utilities | ~$912–$992/mo |
The Grove City value angle: A Mulberry Run home runs $75–$150/month less in carrying cost than a comparable Powell or Delaware County home, mostly because of lower home prices and Franklin County’s rate sitting below Delaware County’s. If schools and prestige addresses do not matter to you in retirement, the southwest side is where your dollar stretches.
The honest take
Mulberry Run is a strong pick for the buyer who wants Epcon’s proven single-level design and a real amenity package, but does not need — or want to pay for — Del Webb’s staffed resort programming. The Grove City location is genuinely convenient and the pricing is among the more reasonable in the metro for an amenity community.
Honest limitations: the amenity set, while complete, is community-scale, not resort-scale — no indoor pool, no full-time lifestyle director. And the southwest side, while well-connected by highway, is a haul to the east-side and Delaware County medical and shopping hubs. If your family or doctors are north or east, weigh the drive.
Considering Mulberry Run?
We will pull the current HOA figure and the parcel-level tax on any home you are watching.
Get the real numbers