At $515K–$600K+ in Keller, Villas of Stone Glen prices similarly to Ladera at The Reserve in Mansfield — but it is a mature community in its second capital cycle, and the reserve study is the document that separates a good purchase from a budget surprise. Here is the full assembly with that context built in.
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Talk to a Specialist →| Item | Figure | The Note That Matters |
|---|---|---|
| HOA | Covers all exterior — confirm current schedule | Sources describe it as "totally maintenance-free, the responsibility of the HOA." Verify the current fee, three years of budgets, and whether the reserve study is funded at a level that handles roofs and major capital items in the next cycle. |
| Property tax (rep. $550K, over-65 filed) | ~$7,500–$8,500/yr after exemptions | Keller ISD in Tarrant County: JPS hospital district adds ~$0.22/$100 to the floating remainder (~$1,200/yr on this value, never freezes). School line dominates and freezes; the $200K shield covers ~36% of this value. |
| Insurance | ~$2,800–$3,500/yr | The HOA’s exterior scope may include some structural elements — confirm exactly where the master policy (if any) ends and your HO policy begins. Mature Epcon communities vary on this. |
| Reserve study read | Required — not optional | A community built in the early-to-mid 2000s entering its second cycle has roofs, HVAC systems, and common-area infrastructure cycling together. An underfunded reserve here means a special assessment with a delivery date — the reserve study is the prospectus. |
Assembled monthly at $550K with a well-funded reserve: HOA (estimate $300–$350/mo pending current schedule), tax ~$670, insurance ~$265 — roughly $1,235–$1,285/mo. Decade carry ~$150,000–$165,000. Compare to Ladera at The Reserve in Mansfield at similar pricing but with the Mansfield double freeze protecting a larger share of the bill, and the question becomes whether established Keller trees and a vetted HOA track record are worth the Tarrant-vs-Tarrant tax structure difference. Full community guide: Villas of Stone Glen · Tarrant County taxes
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The mature-community homework pulled before the established trees close the deal.
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