Buyers comparing Kansas-side communities almost always land on these two at some point — they're the two largest 55+ communities on the Kansas side of the metro, both with 200+ homes, both maintenance-provided, both resale-only. The comparison looks simple until you run the actual numbers. Hazelwood Villas is in Wyandotte County at the low $200Ks with a $100/month HOA. Asbury Villas is in Johnson County at $250K–$350K+ with an HOA that covers water, lawn, snow, trash, and a clubhouse full of amenities. Same general metro, same side of the state line, 15 miles apart — and the right choice depends entirely on what you're optimizing for.
Hazelwood Villas
Asbury Villas
The Full Side-by-Side
| Factor | Hazelwood Villas | Asbury Villas |
|---|---|---|
| Price to own | Low $200Ks — the most affordable large 55+ community on the Kansas side | $250K–$350K+ — significantly more than Hazelwood |
| HOA monthly cost | $100/month confirmed — lawn, snow (2"+), trash | Covers lawn, snow, trash, AND water — value is high but fee amount unconfirmed publicly |
| Home square footage | 946–1,415 sq ft — right-sized for most downsizers | From 1,995 sq ft — substantially larger; better for buyers keeping more furniture |
| Amenities | Clubhouse, walking trail, community events | Indoor/outdoor pool, spa, sauna, fitness room, theater, library, game room, arts room |
| HOA covers water | No — water billed separately | Yes — water included in HOA |
| County tax rate | ~1.08% (Wyandotte) | ~1.09% (Johnson) — effectively identical at year one |
| Senior tax freeze | ✗ No freeze — Kansas side | ✗ No freeze — Kansas side |
| Distance from downtown KC | ~18 miles (KCK) | ~25 miles (Olathe) |
| Commercial corridor | Legends Outlets, Kansas Speedway nearby | Johnson County's densest retail on College Blvd/Metcalf |
| Nearest hospital | Providence Medical Center (~2 mi) | Olathe Medical Center (~3 mi) |
| Ice melt caveat | Snow removal only for 2"+ accumulation; ice melt NOT covered — resident complaint | Verify current HOA snow/ice coverage terms |
The Annual Cost Comparison
| Cost Component | Hazelwood ($210K home) | Asbury ($300K home) |
|---|---|---|
| Property Tax | ~$2,268/yr (1.08%) | ~$3,270/yr (1.09%) |
| HOA | $1,200/yr ($100/mo confirmed) | Confirm current — water included adds value |
| Water Bill | ~$600–$900/yr (separate bill) | $0 (included in HOA) |
| Homeowners Insurance | ~$1,100–$1,500/yr | ~$1,400–$1,800/yr |
Both communities are on the Kansas side with no senior property tax freeze. Tax rates are nearly identical. The main cost difference is the purchase price ($90,000+ gap) and the amenity level justified by Asbury's larger homes and clubhouse infrastructure. Net of water costs, Asbury's HOA covering water partially narrows the operational cost gap.
Who Should Choose Each Community
Hazelwood Villas: Buyers who want the lowest total cost of ownership on the Kansas side, are comfortable with smaller square footage (946–1,415 sq ft), don't need a pool or premium amenity package, and want to stay in the western KCK corridor near the Legends and Kansas Speedway. Also buyers whose income is Social Security plus government pension — the Kansas income tax exemption on those sources is the same regardless of which county you're in.
Asbury Villas: Buyers who want a larger home (from 1,995 sq ft), specifically want year-round pool access and spa/sauna amenities, are coming from larger homes and don't want to sacrifice square footage, and want the Johnson County commercial infrastructure rather than the Wyandotte County corridor. The HOA covering water is a genuine financial plus. The higher property tax at the higher price point is real, but the amenity gap is also real.
If the purchase price difference is meaningful to your budget — and a $90,000+ gap usually is — Hazelwood is the honest answer. If you've visited Asbury's clubhouse and compared it to Hazelwood's more modest facilities, the question is whether that amenity gap justifies the premium. For buyers who swim regularly or use a spa, it often does.
Want to Tour Both on the Same Day?
Our local agents can arrange back-to-back tours of both communities, give you the current HOA fee confirmation at each, and help you work through the cost comparison for your specific budget.
Talk to a Local Expert