Lionsgate Property Taxes & Carrying Costs: What to Budget on a $1.3M Overland Park Home

Here's a conversation I have almost every week with buyers looking at Lionsgate.

They find a home they love — say, a $1.3 million build in Stone Bridge with golf course views. We run the mortgage, the payment feels manageable, everyone's excited. And then, usually right around the time we're tightening up the offer, someone asks the question that should have come first: "Okay — but what's this actually going to cost us every month once you add everything up?"

It's the right question. Because in a community like Lionsgate, the mortgage is just the opening line. The real monthly outlay — taxes, HOA, insurance, the golf club, utilities on a larger home — runs meaningfully higher than the number your lender quotes on the pre-approval. So let me walk you through the whole picture, line by line, the way I do it for my own clients before they ever write an offer.

A quick note before we start: I'm a realtor, not a tax advisor or a lender. The figures below are real-world estimates for planning purposes. Your exact numbers will depend on your lot, your sub-community, your lender, and the current mill levy — so always verify with Johnson County and your own professionals before you commit.

The Baseline: A $1.3M Lionsgate Home

Lionsgate's median sits right around $1.3 million, so that's our working number. Let's assume:

• Purchase price: $1,300,000
• 20% down ($260,000)
• 30-year fixed around 6.75%
• Loan amount: $1,040,000

That gives you a principal-and-interest payment of roughly $6,750 a month. That's the number most online calculators stop at — and it's the number that gets people in trouble, because it's nowhere near your real cost of ownership.

Property Tax: The Big One

This is where buyers relocating from out of state get surprised, so let's be precise about how Kansas actually works.

Kansas doesn't tax your full home value. Residential property is assessed at 11.5% of appraised value. So on a $1.3M home, your assessed value is roughly $149,500. The county then applies the total mill levy — which bundles county, city, school district, and state mills together. In the Blue Valley pockets of south Overland Park, that total runs in the neighborhood of 120–130 mills, or about $120–$130 in tax per $1,000 of assessed value.

Run that math and you land somewhere around $16,800 to $18,600 a year, or roughly $1,400 to $1,550 a month set aside for taxes. As an effective rate, that's about 1.3–1.4% of the home's market value — right in line with what you'd expect across Johnson County.

The thing to remember: the school district mill levy is a big chunk of that number, and it's also exactly why people pay to be here. You're funding Blue Valley USD 229, one of the top districts in the state. For families, that tax line isn't just a cost — it's the thing they moved across the metro to get.

HOA: Lionsgate Is a Layered System

Here's a detail that trips people up. You're not buying into one HOA in Lionsgate — you're buying into two layers. There's a master association that covers community-wide amenities and common areas, and then each of the roughly seven to nine sub-communities — Stone Gate, Stone Bridge, The Pines, The Reserve, the Villages, and the rest — carries its own dues on top.

Depending on which section you land in, plan on roughly $1,500 to $3,000 a year, or about $125 to $250 a month. The gated sections like Stone Gate run higher because of the private entry and landscaping; the maintenance-provided villas run higher still because exterior upkeep is included (and honestly, for a lot of my downsizing buyers, that's the whole point).

The Golf Club: This One's Separate

This is the single most common misunderstanding I correct. Access to the Jack Nicklaus Signature Golf Club is not included in your HOA dues. It's a private club membership, billed separately, and it's optional. Plenty of Lionsgate homeowners never join and still enjoy the community pool, trails, and clubhouse social calendar.

If golf is part of why you're drawn here, budget for it as its own line — initiation and monthly dues at a private Nicklaus club are not trivial. If it's not, just know you're not forced into it by owning a home here. Either way, don't let anyone fold it into your "HOA covers everything" assumptions.

Insurance and Utilities: Don't Skip These

On a $1.3M custom home, homeowner's insurance typically lands around $7,500 to $12,000 a year — call it $625 to $1,000 a month — depending on your carrier, your finishes, and any pool or outdoor features. Kansas weather (hail and wind especially) keeps premiums at this price point on the higher side, so get a real quote early; don't estimate it.

Utilities on a larger home with the square footage Lionsgate commands will run you in the $400 to $600 a month range across electric, gas, water, and trash — more in peak summer and the dead of winter.

Putting It All Together

So let's add up everything beyond your mortgage on that $1.3M home:

• Property tax: ~$1,400–$1,550/mo
• HOA (both layers): ~$125–$250/mo
• Insurance: ~$625–$1,000/mo
• Utilities: ~$400–$600/mo

That's roughly $2,550 to $3,400 a month — call it $31,000 to $41,000 a year — on top of principal and interest, before you've added a single round of golf. It's real money, and it's exactly the budgeting most buyers don't do until they're already emotionally committed to a house.

None of this is meant to scare you off. Lionsgate earns its price tag — the Nicklaus course, the distinct sub-communities, Blue Valley schools, and a resort lifestyle that genuinely holds value. I just want you walking in with eyes open, because the buyers who plan for the whole number are the ones who actually enjoy living here instead of stressing about it.

Let's Run Your Real Numbers

Every Lionsgate home is a little different, and your carrying cost depends heavily on which sub-community and which lot you're considering. If you want me to build a personalized monthly breakdown for a specific home — or you're curious what your current Lionsgate home is worth before you make a move — let's talk.

You can reach out to me directly, grab a free home valuation, or read more about what the Lionsgate HOA actually covers before you tour. I work this community every week, and I'd genuinely love to help you get the math right from day one.