Save Thousands on Property Taxes When You Buy a New Cristo Home

Several Cristo Homes communities across Greater Cincinnati, Dayton, and Southwest Ohio are located in areas with CRA tax abatements — a program that can dramatically reduce your property taxes for years after closing. On a $400,000 home, that can mean savings of approximately $567 per month — roughly $102,000 over 15 years. This guide explains which Cristo Homes communities offer abatements, how much you can save, and how the program works.

Cristo Homes Communities With CRA Tax Abatements

Cristo Homes currently offers communities with tax-abatement opportunities in several local markets. Buyers should verify current terms with Cristo Homes and the applicable city before purchase, since program rules and qualifying facts can change.

• Morningside in Forest Park, OH — 100% abatement for 15 years — one of the strongest available on new construction in Greater Cincinnati
• Anderson Place in Madisonville, Cincinnati, OH — 100% abatement for 10 years, up to $300,000 in abated value — City of Cincinnati Expand neighborhood program
• Enclave at Mariemont in Mariemont, OH — 50% abatement for 15 years — Village of Mariemont CRA program
• Timber Glen in Wilmington, OH — 100% abatement for 5 years — City of Wilmington Residential Tax Abatement Program

How Much Can You Save? Real Dollar Examples

The savings from a CRA tax abatement are real and substantial. The examples below use hypothetical values for illustration purposes — actual savings depend on the final assessed land and improvement values, the local effective tax rate, and the specific abatement terms for each community and property.

Example 1 — New Townhome Priced at $310,000 (100% abatement, 15 years)

Based on a hypothetical new townhome priced at $310,000 with an estimated lot value of $45,000 and a hypothetical effective tax rate of 2%:

• Without abatement: approximately $6,200 per year in property taxes
• With 100% abatement on improvement value: approximately $900 per year — taxes on land value only
• Monthly savings: approximately $442 per month
• Annual savings: approximately $5,300 per year
• Total savings over the full 15-year abatement period: approximately $79,500

Example 2 — New Townhome Priced at $400,000 (100% abatement, 15 years)

Based on a hypothetical new townhome priced at $400,000 with an estimated lot value of $60,000 and a hypothetical effective tax rate of 2%:

• Without abatement: approximately $8,000 per year in property taxes
• With 100% abatement on improvement value: approximately $1,200 per year — taxes on land value only
• Monthly savings: approximately $567 per month
• Annual savings: approximately $6,800 per year
• Total savings over the full 15-year abatement period: approximately $102,000

Example 3 — New Luxury Townhome Priced at $650,000 (50% abatement, 15 years)

Based on a hypothetical luxury townhome priced at $650,000 with an estimated lot value of $80,000 and a hypothetical effective tax rate of 2%:

• Without abatement: approximately $13,000 per year in property taxes
• With 50% abatement on improvement value: approximately $7,700 per year
• Monthly savings: approximately $442 per month
• Annual savings: approximately $5,300 per year
• Total savings over the full 15-year abatement period: approximately $79,500

These three examples reflect the range of abatement programs available across Cristo Homes communities — from a 5-year program up to a 15-year full abatement. The actual savings for any specific home depend on the assessed land value, the improvement value, the local millage rate, and the specific terms of the applicable municipal CRA program. Cristo Homes can help you understand what may be available for any specific community and home you are considering.

Why a CRA Abatement Makes a Cristo Home Even More Affordable

A new Cristo home already delivers what buyers want most — modern layouts, current construction standards, energy-efficient systems, lower maintenance, and a move-in-ready experience. When that home is also in a community with a CRA tax abatement, buyers gain meaningful tax savings that improve affordability for years after closing.

For many buyers, a CRA abatement is the deciding factor that makes a preferred location affordable today instead of later. Lower property taxes improve monthly cash flow, increase effective buying power, and make it easier to move into the neighborhood you want without carrying the full tax burden of a completed home from day one.

A CRA abatement also creates a real advantage when comparing a new Cristo home to a resale property in the same area. The resale home carries full property taxes from day one. The Cristo home does not — often for 5, 10, or 15 years.

What Is a CRA Tax Abatement?

A CRA — Community Reinvestment Area — is a real property tax incentive authorized under Ohio law and used by cities to encourage residential investment in designated areas. For homebuyers, the key benefit is that qualifying new construction receives a temporary exemption on the increased taxable value created by the new home.

In practical terms, the taxable land value remains in place while the value of the newly built home is partially or fully abated for a set term. The term and percentage depend on the city and program — some Cristo Homes communities receive 100% for 15 years, others receive 100% for 5 years, and others receive 50% for 15 years.

How to Apply for a CRA Abatement at a Cristo Homes Community

The application process varies by municipality, but Cristo Homes can help guide you through the process for any of our active abatement communities. The typical path looks like this:

1. Confirm the home is located in a qualifying CRA area — Cristo Homes can confirm this for any active community.
2. Complete construction and obtain final inspections, permit closeout, and other required project-completion documents.
3. Submit the application and supporting documents within the required timeline — timing matters, as late applications can result in lost abatement years.
4. After local review and approval, the application is forwarded to the county auditor for tax-record administration.

Cristo Homes can help identify which communities offer tax-abatement benefits and direct you to the official city resources that explain current requirements. Final approval always comes from the municipality and the applicable county auditor process.

CRA Rules by City

City of Cincinnati
Cincinnati groups neighborhoods into three categories — Lift, Expand, and Sustain. For projects with building permits applied for on or after September 1, 2023:

• Lift neighborhoods: 15 years, up to $300,000 in abated value
• Expand neighborhoods: 10 years, up to $300,000 in abated value
• Sustain neighborhoods: 5 years, up to $200,000 in abated value

Applications are filed online through CAGIS ezTrak. A $250 non-refundable application fee applies unless fee assistance applies. For the full rules, see Cincinnati's Residential CRA overview and the Residential CRA rules and regulations PDF.

Village of Mariemont
The Village of Mariemont CRA offers a 50% abatement for 15 years on qualifying new construction. Buyers at Enclave at Mariemont should confirm current application requirements directly with the Village of Mariemont before closing.

City of Wilmington
Wilmington operates a Residential Tax Abatement Program tied to its CRA framework. Applications and fees are submitted to the City of Wilmington Service Department. The current form is available as the Wilmington Residential Tax Abatement application. Buyers at Timber Glen should confirm the final term, value treatment, and approval requirements directly with the city before closing.

City of Dayton
Dayton uses Community Reinvestment Areas to support housing investment. The abatement applies to the value added by improvements and does not eliminate taxes on land or existing structures. Applicants must file within six months after improvements are completed. See the Dayton residential CRA fact sheet and the City of Dayton incentives and financing page for details.

Common Questions From Buyers

Does a CRA remove all property taxes?
No — in most residential CRA programs, the land value remains taxable while the new or improved building value receives the exemption for the approved term.

Does every new Cristo home qualify?
Not every community — but several do. Cristo Homes can confirm which active communities currently offer CRA abatement benefits.

When should I apply?
As soon as the project becomes eligible under the city's rules. Cincinnati specifically notes that late applications can result in lost abatement years, and Dayton requires filing within six months after completion.

Can Cristo Homes help with the process?
Yes. Cristo Homes can help identify communities that offer tax-abatement benefits and direct you to the official city resources. Final approval always comes from the municipality and the applicable county auditor process.

Ready to See Your Savings?

Schedule a tour of a Cristo Homes community with CRA tax abatement and we will help you understand the specific savings available based on the home and community you are considering. contact us today or view all active Cristo Homes communities to get started.

• Disclaimer: The tax-savings examples in this article use hypothetical home values, lot values, and effective tax rates purely for illustration. Actual savings depend on the final assessed land and improvement values, the local effective tax rate, the specific abatement percentage and term, and the exact municipal rules for each property — your actual savings will vary. Tax-abatement programs, eligibility rules, term lengths, caps, fees, and application procedures can also change at any time. Buyers should confirm current details with the applicable municipality, county auditor, and Cristo Homes before making a purchase decision.