True Cost Analysis · Courtyards at Mulberry Run
What Mulberry Run Really Costs to Own
Property tax, HOA, insurance, and the exemption that can cut your bill — the full carrying-cost picture for an Epcon ranch in Grove City.
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Talk to a Specialist →Year-one carrying cost
Modeled on a $410,000 single-family Epcon ranch in the Grove City taxing district, Franklin County. Figures are planning estimates, not a quote.
| Component | Monthly | Annual |
|---|---|---|
| Property tax (≈1.69% effective) | $577 | $6,929 |
| Epcon HOA | $250 | $3,000 |
| Homeowners insurance | $125 | $1,500 |
| Total carrying cost | $952 | $11,429 |
The 65+ exemption lever: If you qualify for Ohio’s homestead exemption, you shield $28,000 of market value from tax. On the Grove City millage that is roughly $390–$450 a year back in your pocket — enough to nearly cover two months of HOA. Most buyers never ask. See the homestead guide.
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10-year projection
| Year | Property tax | HOA | Insurance | Year total |
|---|---|---|---|---|
| 1 | $6,929 | $3,000 | $1,500 | $11,429 |
| 5 | $7,649 | $3,377 | $1,755 | $12,781 |
| 10 | $8,653 | $3,914 | $2,135 | $14,702 |
| 10-yr cumulative | ~$78,100 | ~$34,400 | ~$18,100 | ~$130,600 |
Roughly $130,600 over ten years in carrying costs — about $27,000 less than a comparably-modeled Del Webb Maygrass home, almost entirely from the lower purchase price and lighter HOA. That gap is the price of skipping the resort amenities. Whether it is worth it depends entirely on whether you would use them.
How it compares
| Community | Yr-1 carrying cost | 10-yr cumulative |
|---|---|---|
| Mulberry Run (Grove City, $410k) | $11,429 | ~$130,600 |
| Del Webb Maygrass (Plain City, $475k) | $13,775 | ~$157,400 |
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Send the listing and your exemption status — we will return the real number, not an estimate.
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