True Cost Analysis · Courtyards at Carr Farms
What Carr Farms Really Costs to Own
The full carrying cost for an Epcon ranch in Hilliard — including what that pond view adds to your tax bill every single year.
Year-one carrying cost
Modeled on a $460,000 Epcon ranch in the Hilliard taxing district, Franklin County. Planning estimates, not a quote.
| Component | Monthly | Annual |
|---|---|---|
| Property tax (≈1.69% effective) | $648 | $7,774 |
| Epcon HOA | $260 | $3,120 |
| Homeowners insurance | $130 | $1,560 |
| Total carrying cost | $1,038 | $12,454 |
The pond-lot premium, isolated
A waterfront lot at Carr Farms typically commands a price premium. Here is what that premium does to your tax line over a decade — this is money you pay every year, not just at purchase.
| Scenario | Home price | Annual tax | 10-yr tax |
|---|---|---|---|
| Interior lot | $460,000 | $7,774 | ~$87,800 |
| Pond lot (+$40k) | $500,000 | $8,450 | ~$95,400 |
| The view premium | +$40,000 | +$676/yr | ~+$7,600 |
The pond view costs about $7,600 in extra property tax over ten years — on top of the higher purchase price and mortgage interest. For some buyers the daily view is easily worth it. For others, an interior lot 200 feet away buys the same community for thousands less. Decide with the number in front of you.
10-year projection (interior lot)
| Year | Tax | HOA | Insurance | Year total |
|---|---|---|---|---|
| 1 | $7,774 | $3,120 | $1,560 | $12,454 |
| 5 | $8,581 | $3,512 | $1,825 | $13,918 |
| 10 | $9,708 | $4,071 | $2,220 | $15,999 |
| 10-yr cumulative | ~$87,800 | ~$35,800 | ~$18,800 | ~$142,400 |
Pond lot or interior — want both numbers?
Send us the lots you are weighing and we will return the real tax difference over your expected hold.
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