True Cost Analysis · Courtyards at Haines Creek
What Haines Creek Really Costs to Own
The full carrying cost for an Epcon ranch in New Albany — with the school-district millage that makes this address tax a little heavier than the county baseline.
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Talk to a Specialist →Year-one carrying cost
Modeled on a $490,000 Epcon ranch in the New Albany–Plain Local district, Franklin County. Planning estimates, not a quote.
| Component | Monthly | Annual |
|---|---|---|
| Property tax (≈1.78% effective) | $727 | $8,722 |
| Epcon HOA | $260 | $3,120 |
| Homeowners insurance | $140 | $1,680 |
| Total carrying cost | $1,127 | $13,522 |
The school-district effect: New Albany’s effective rate runs above the Franklin County baseline of ~1.69% largely because of the New Albany–Plain Local school millage. That extra ~0.09% on a $490k home is roughly $440 a year — the invisible cost of a top-rated district that you pay whether or not you have children in school.
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10-year projection
| Year | Tax | HOA | Insurance | Year total |
|---|---|---|---|---|
| 1 | $8,722 | $3,120 | $1,680 | $13,522 |
| 5 | $9,627 | $3,512 | $1,965 | $15,104 |
| 10 | $10,891 | $4,071 | $2,391 | $17,353 |
| 10-yr cumulative | ~$98,500 | ~$35,800 | ~$20,300 | ~$154,600 |
At roughly $154,600 over ten years, Haines Creek lands between the Franklin County value communities and the Powell/Delaware County premium. You pay for the New Albany address and school district — both of which genuinely support resale on the east side, where buyer demand stays strong.
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