Central Ohio · Franklin · Delaware · Union · Licking Counties
55+ Communities in Columbus, Ohio: What They Actually Cost
Columbus is one of the Midwest's fastest-growing retirement markets, and for the first time it has resort-style Del Webb living. But the brochures skip the part that matters: Ohio taxes your pension, Franklin County's effective property tax rate runs well above the national average, and the “low cost of living” headline hides real numbers. Here is the honest math.
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Talk to a Specialist →Why Columbus is different from a Sun Belt 55+ market
If you are comparing Columbus to Florida, Arizona, or the Carolinas, throw out your assumptions. Columbus is an Epcon market, not a Del Webb market. Epcon Communities was founded right here in Columbus in 1986 by Ed Bacome and Phil Fankhauser, specifically because builders were ignoring the 55+ buyer. Four decades later, the Central Ohio landscape is dominated by Epcon’s “Courtyards” neighborhoods — dozens of them, most under 150 homes, built around private interior courtyards and single-level ranch living.
That changed in 2026. Del Webb broke ground on its first two Columbus-area communities: Del Webb Maygrass in Plain City (711 homes, 55+) and Del Webb Explore at Northstar in Sunbury. One critical distinction the marketing blurs: Maygrass is age-restricted 55+; Explore at Northstar is open to all ages. If a true age-restricted community matters to you, that difference is the whole ballgame.
The number nobody puts in the brochure: Franklin County’s effective property tax rate is roughly 1.69% — well above the national median of about 1.02%. On a $450,000 Courtyards home, that is around $7,600 a year before any exemption. Plan your monthly budget around that, not around the “affordable Midwest” tagline.
The three tax facts that decide your real budget
1. Ohio taxes your pension and 401(k) — it is not a no-income-tax state
This trips up buyers moving from Florida, Texas, or Tennessee. Ohio does not tax Social Security benefits, and military retirement pay is 100% exempt. But pensions, traditional IRA withdrawals, and 401(k) distributions are taxed as regular income. The state’s retirement income credit maxes out at just $200, so it barely moves the needle for a typical retiree. Ohio’s top rate was 3.125% in 2025 and moves to a flat 2.75% in 2026 on income above $26,050.
2. The 65+ homestead exemption is real money — if you qualify
Ohio’s homestead exemption shields $28,000 of your home’s market value from property tax for qualifying homeowners age 65+ (or permanently disabled), subject to an income test on Ohio Adjusted Gross Income. Disabled veterans get a larger $56,000 shield with no income test. On a typical Franklin County bill that is several hundred dollars a year — worth confirming your eligibility before you assume the listing’s tax figure.
3. Delaware County is Ohio’s highest-tax county — and many top communities are there
Several of the most desirable Powell, Lewis Center, and Delaware communities sit in Delaware County, which carries the highest average property tax bill in the state. The Olentangy school district that makes these addresses attractive is also what drives the millage. That is not a reason to avoid Delaware County — it is a reason to run the specific tax number on the specific home before you fall in love with it.
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Quick cost snapshot: what “all-in” really looks like
Below is a representative monthly estimate for a single-family Epcon Courtyards home in Franklin County. These are illustrative figures to set expectations, not a quote — every home and tax district differs. See the full breakdown on our Columbus 55+ total cost comparison.
| Monthly line item | Typical Franklin County Courtyards home (~$450k) |
|---|---|
| Property tax (≈1.69% effective) | ~$635 |
| HOA / community association dues | $200–$325 |
| Homeowners insurance | ~$110–$150 |
| Estimated all-in (excl. mortgage & utilities) | ~$945–$1,110/mo |
Every 55+ community in the Columbus area
We list every community regardless of size — buyers search small neighborhoods by name too. Pages with full cost math and insider detail are linked below; smaller communities get a focused profile.
Flagship & large communities
Established & mid-size communities
Boutique & smaller communities
Suburb Guides: Which Columbus-Area Town Fits You
Every suburb has a different tax county, school-district premium, and lifestyle trade-off. We wrote a full honest guide to each of the metro’s major 55+ suburbs, plus a ranking of how they compare.
Research Pages for Serious Buyers
For buyers who want to go deeper than a summary: full ownership-cost math for specific communities, head-to-head comparisons, and buyer’s guides for the two builder models that dominate this market.
Buying decisions
Head-to-head comparisons
True cost breakdowns by community
Planning a move to Columbus from another state?
The math changes dramatically depending on where you are coming from. We have written state-specific guides that compare your current property and income tax burden to Central Ohio’s:
Want the real numbers on a specific community?
We will run the actual property tax, HOA, and all-in monthly cost for any Columbus-area community you are considering — no sales pressure, just the math.
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