Delaware, Ohio · Delaware County · Epcon
The Courtyards at River Bluff
A small Epcon community set along a wooded river corridor in Delaware — the kind of natural setting most flat-lot communities cannot match, in Ohio’s highest-tax county.
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The Courtyards at River Bluff brings Epcon’s single-level luxury ranches to a wooded river-corridor location in Delaware. The setting is the differentiator: where many active-adult communities sit on cleared, flat parcels, River Bluff offers mature trees and a natural edge that appeals to buyers who want quiet and greenery rather than rows of identical lots. The Epcon design — private courtyards, open floor plans, first-floor owner’s suites — carries through here as it does across the brand.
Wooded lots come with homeowner realities. A river-corridor, tree-lined setting is beautiful — and means leaves, occasional limb cleanup, and confirming the home is well outside any floodplain. Ask specifically about the FEMA flood designation for the parcel; a “river bluff” address can sit safely above the water or closer than you would like. The HOA may handle common-area trees, but verify what falls to you.
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Cost expectations
| Monthly component | Estimate (~$435k home) |
|---|---|
| Property tax (Delaware County, ≈1.85% effective) | ~$671 |
| Epcon HOA | ~$225–$285 |
| Homeowners insurance | ~$110–$150 |
| All-in, excl. mortgage & utilities | ~$1,006–$1,106/mo |
Who it suits
River Bluff is for the buyer who prizes a natural, wooded setting and the appeal of Delaware, and who has budgeted for Delaware County’s tax rate. It sits naturally alongside Clear Creek, Price Farms, and Woodside as Delaware-area options — River Bluff’s edge is the scenery. Confirm the flood designation and tree responsibilities, verify the HOA and reserves, and it is a distinctive quieter choice.
Interested in River Bluff?
We will check the flood designation and run the Delaware County tax on any home you are watching.
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