Priced Out of Mason? Why Home Buyers Should Look at Lebanon, Ohio

If you're looking for a home north of Cincinnati, there's a pretty good chance Mason, Ohio is somewhere on your list.

And I get it.

Mason offers highly sought-after schools, plenty of amenities, easy highway access and a convenient location. It's consistently one of the areas buyers ask me about most.

But then we start looking at houses.

And prices.

Sometimes buyers discover that the home they pictured owning doesn't quite match what their budget buys in Mason.

So what if you want a newer home, plenty of space, a great community and easy access to both Cincinnati and Dayton — but Mason isn't getting you the house you actually want?

It may be worth looking a little farther north at Lebanon, Ohio.

Why Buyers Looking in Mason Should Consider Lebanon

One thing buyers relocating to the Cincinnati area don't always realize is how connected this part of Warren County is.

Lebanon sits between the Cincinnati and Dayton metro areas.

Head south and you have Mason, Deerfield Township and greater Cincinnati. Head north and you're moving toward Springboro and Dayton.

That can make Lebanon particularly interesting for households with jobs, family or other commitments pulling them in both directions.

And unlike some areas that grew primarily as suburbs, Lebanon has an identity of its own.

There's a historic downtown with locally owned restaurants and shops, parks and community events. At the same time, you're connected to the larger Cincinnati-Dayton corridor and have access to newer housing and new construction throughout the surrounding area.

That combination is one of the reasons I think Lebanon deserves a look from buyers who initially assume they need to be in Mason or Springboro.

Mason vs. Lebanon: What Does Your Budget Actually Buy?

When buyers compare communities, it's tempting to look at the price of the house and stop there.

I think there's a better question:

What are you actually getting for your money?

A home isn't just its square footage, number of bedrooms and ZIP code.

Consider the lot. The view. How close the neighboring homes are. Whether the basement is finished. The neighborhood amenities. The upgrades that have already been completed.

And then think about how much you'll need to spend after closing to turn the house into the home you actually wanted.

This becomes especially important when comparing an existing home with new construction.

New Construction vs. an Established Community

There's a significant amount of new construction throughout Warren County, and for some buyers, building a brand-new home is absolutely the right choice.

But there's a difference between buying a new house and buying into an established community.

A new development may give you the new home, new streets and perhaps some green space.

An established community may offer amenities and features that would take years to develop — or that a newer neighborhood may never have.

That's one of the reasons Shaker Run in Lebanon stands out.

Living in Shaker Run in Lebanon, Ohio

Shaker Run is more than a collection of newer homes.

The community offers multiple pools, a fitness center, walking paths and play areas, and it's golf-cart friendly. The golf course and restaurant are located within the community and are open to the public.

Nearby Armco Park adds even more recreational options, including trails, sports fields, a playground, fishing and a lake.

So when you're comparing a home in Shaker Run with a brand-new home elsewhere in Warren County, the house itself is only part of the comparison.

You also need to decide how much the community surrounding your home matters to you.

A Real-World Example: Greenview Lane in Shaker Run

A home I've represented on Greenview Lane is a good example of why buyers shouldn't compare homes using price and square footage alone.

Built in 2023, the home has approximately 3,900 square feet of finished living space, four bedrooms and a finished lower level.

But those numbers aren't necessarily what makes the property difficult to duplicate.

It's the setting.

The back of the home overlooks the golf course and water, and a two-story wall of windows brings that view directly into the great room.

The owner's suite at the back of the house overlooks the same setting.

That's something buyers can easily underestimate when they're scrolling through listings online.

You can compare two houses that look remarkably similar on paper while having two completely different experiences once you're standing inside them.

Look Beyond Bedrooms, Bathrooms and Square Footage

When you're comparing homes, ask yourself some questions that don't show up in the basic listing criteria.

What is behind the house?

How close are the neighboring homes?

What will you see when you're drinking coffee in the morning?

Does the floor plan work for the way you actually live?

What improvements will you want to make immediately?

And how much will those improvements cost?

The Greenview home, for example, has an open main level connecting the kitchen, dining area and two-story great room. The kitchen includes quartz countertops, a large island and double ovens.

There are three additional bedrooms upstairs, while the finished lower level adds substantial usable living space.

That last part is especially important when comparing an existing home to new construction.

Don't Compare a Base New-Construction Price to a Finished Resale Home

This is one of the biggest mistakes I see buyers make when comparing newer resale homes with new construction.

A builder's advertised starting price and the final cost of the house you actually want can be two very different numbers.

If you're considering building, find out what happens to the price when you add the lot premium, structural options and upgrades you want.

Then consider expenses that may come after construction, such as landscaping, window treatments and finishing a basement.

That doesn't mean resale is always a better value.

And it certainly doesn't mean new construction is a bad choice.

It means you need to compare finished house to finished house.

Some Things You Can Change. Others You Can't.

Paint can be changed.

Flooring can be replaced.

A kitchen can eventually be remodeled.

But there are certain things you can't create after you buy the house.

The location and setting are two of them.

You can't create a golf course and water view behind a home that doesn't have one. You can't move neighboring houses farther away. And you can't pick up the entire neighborhood and put it closer to the places you need to go.

Those are the things I encourage buyers to think about before spending thousands of dollars upgrading something cosmetic while overlooking something they can't change.

Is Mason Really What You Want?

If you started your home search saying, "We have to live in Mason," I'm not necessarily going to try to talk you out of Mason.

Instead, I'd ask:

Is it Mason itself that you want, or is it the lifestyle and type of home you thought you could get there?

Those aren't always the same thing.

Maybe Mason schools are the priority.

Maybe being close to a particular employer or family member makes Mason the obvious choice.

But maybe what you're really looking for is a newer four-bedroom home, a three-car garage, neighborhood amenities, more space between houses or a larger amount of finished living space.

If that's the case, expanding your search could give you options you hadn't considered.

The same applies to buyers looking in Springboro.

Sometimes moving your search 15 or 20 minutes in either direction can significantly change the types of homes and communities available to you.

And if your life regularly takes you toward both Cincinnati and Dayton, being somewhere between the two may make even more sense.

Should You Buy a Home in Mason or Lebanon?

There's no universal winner in a Mason vs. Lebanon comparison.

The better choice depends on your priorities.

Where do you work?

Where is your family?

How much house do you want?

How important are the school district, lot and neighborhood amenities?

Would you rather have a smaller or older home in your first-choice location, or expand your search to see if your budget buys more of the features you want?

What are you willing to compromise on — and what aren't you?

Those questions are far more useful than simply asking which city is "better."

Looking for a Home North of Cincinnati?

If you're considering Mason, Lebanon, Deerfield Township, Springboro or other communities between Cincinnati and Dayton, I can help you compare what your budget actually buys in each area.

Sometimes Mason really is the right answer.

Sometimes a buyer discovers that Lebanon — or another nearby community they hadn't originally considered — gives them much more of what they were looking for.

My goal is always to help you make a decision you're still happy with a year from now — not just on closing day.

Rhonda Everitt
Comey & Shepherd Realtors
Serving home buyers and sellers throughout the Cincinnati and Dayton areas