Hilliard, Ohio · Franklin County · Epcon
The Courtyards at Carr Farms
A pond-anchored Epcon community in one of Columbus’s most popular northwest suburbs. Full amenity set, single-level ranches, and the real Franklin County cost math.
The community
Carr Farms is among the more complete Epcon communities on the northwest side, in Hilliard. It carries a fuller amenity package than most Courtyards neighborhoods — clubhouse, pool, fitness center, bocce, pickleball, walking trails, and a pond that several homes back onto. The homes are Epcon’s single-level luxury ranches with the trademark private courtyard at the center.
Hilliard is a draw for a specific reason: it is a genuine, well-run suburb with its own historic Old Hilliard district, strong city services, and quick access to I-270 and the Hilliard–Rome Road retail corridor. It puts you about 20 minutes from both Dublin and downtown without paying Dublin prices.
The real cost math
Carr Farms sits in Franklin County (Hilliard taxing district), where the effective property tax rate runs near 1.69%. Representative all-in monthly estimate for a home in the mid $400ks:
| Monthly component | Estimate (~$460k home) |
|---|---|
| Property tax (≈1.69% effective) | ~$648 |
| Epcon HOA (amenity community) | ~$235–$285 |
| Homeowners insurance | ~$115–$150 |
| All-in, excl. mortgage & utilities | ~$998–$1,083/mo |
Pond lots cost more — and tax more. Homes backing the water carry a price premium, which means a proportionally higher property tax bill for the life of the home. A $40k lot premium adds roughly $56/month in tax alone. Lovely view; just know it follows you on every tax bill, not only at purchase.
The honest take
Carr Farms is a sweet spot for buyers who want a complete amenity community in an established, desirable suburb without crossing into the higher Delaware County tax bracket. Hilliard’s services and location are genuinely strong, and the Epcon amenity set here is among the better ones in Franklin County.
The honest cautions: the price ceiling runs into the mid $600ks, so it is not the budget option, and the most desirable pond lots carry both a price and a permanent tax premium. As with every Franklin County community, the 1.69% rate is the number that quietly shapes your decade of carrying cost — confirm the 65+ exemption if you qualify.
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