MiamiValleyDreamHomes.com Blog - Your Ultimate Source for Real Estate News, Insights, and Tips in the Greater Dayton Area of Ohio

Welcome to our real estate blog on MiamiValleyDreamHomes.com, your ultimate source for real estate news, insights, and tips in southwest Ohio! Whether you're a first-time homebuyer or a seasoned investor, our blog is designed to provide you with the latest news and trends in the Miami Valley real estate market, as well as insider tips and advice to help you navigate the buying or selling process with confidence.

With our team of expert Realtors, including top Dayton realtors and the best Beavercreek listing agent with great online reviews, you can rest assured that you're in good hands. We're committed to providing you with a stress-free and seamless real estate experience, whether you're buying, selling, or just looking for valuable insights about the local market.

So what are you waiting for? Start exploring our blog today and discover why MiamiValleyDreamHomes.com is the top choice for real estate buyers and sellers in the Miami Valley area!

 

Oct. 23, 2020

Homes for Sale Near Atrium Medical Center

Six Bedroom Home Now For Sale on Private Culdesac Lot just outside Middletown Ohio in the Lebanon School District!

If an easy commute is important to you, this house makes getting to Atrium Medical Center, Kettering Hospital-Middletown a breeze!  A commute into Cincinnati and into Dayton are convenient as well at about 30 minutes depending on your final destination's location.

Built in 2013, this wonderful home offers over 4700 sq ft of finished living space according to the seller.  Space is well managed in this great floor plan.

  • Each of the 6 bedrooms feature a walk-in closet
  • A dedicated office is tucked in the back, left corner of the house away from potentially noise parts of a busy home.
  • Large Entry is open to living room and second floor
  • Huge laundry room and mudroom combo off the garage provides space for folding clothes, animal crates/beds, kids backpacks/coats, etc.
  • Open floorplan with high ceilings

The cul-de-sac lot makes this home unique.  Because of its location in the development, there will be no visible rear neighbors!

  • Middletown Ohio homes for sale4/10ths of an acre lot
  • woods on the lot
  • protected green space/wood behind
  • Private lot, from the back deck you can't see any other homes including the next-door neighbors!
  • Lebanon City School District

New Home Construction in Middletown

Renaissance Realtor

If you would like more information or if you would like to schedule a tour of this home for sale in the Lebanon City School District call Keller Williams Advantage Agent Don & Cyndi Shurts at 937-241-2124.

April 22, 2020

Home For Sale In Meeker Creek Neighborhood

Wonderful Two Story Home For Sale in Butler Twp

This beautiful home was built in 2003 in the popular Butler Twp neighborhood of Meeker Creek.   Meeker Creek is an upscale neighborhood of luxury homes in North Dayton area.  This home sits on a larger lot of .73 acres

New owners will love the large, two-story great room that is open to the second floor.  The two-sided fireplace is open to the nice kitchen!  The Kitchen is spacious and offers white cabinetry, island, and stainless steel appliances.

The first floor master bedroom is GIANT and offers three closets and a sitting area!  Finished Basement!!  So much to love about this house!

To schedule a tour call Don Shurts at 937-241-2124!

April 3, 2020

Landscaping Trends That Increase the Value of Your Home

Landscaping Trends

Sculpted landscaping and greenery enhance the outside beauty of your home, and that’s especially important if you want to put the house up for sale.  Increasing your home’s value and curb appeal with landscaping doesn’t have to break the bank, and you’ll enjoy it for as long as you own the property. In fact, well-designed landscaping also lowers energy costs and usage.  

Your landscaping vision begins with the inspiration found in garden stores, magazines, online, and in your dreams.

Low-Maintenance Lawn

Lawn care isn’t much fun, so the less work you have to do, the better. A low-maintenance lawn starts with grasses that work best in the region.  For example, Kentucky bluegrass is a hardy variety most found in the northern half of the United States. One cool trend in lawn care is the patterns you can create on the turf. Changing directions when cutting is important for grass blades to grow healthily.  Jazz up the lawn with zig zags, checkerboards, squiggles, stripes, and arches.  Striping kits and pattern rollers are available for the truly artistic lawn care enthusiast. 

Landscape Technology

Landscaping is keeping up with smart technology. Cell phone apps control outdoor lighting, swimming pool heaters, water fountains, barbecue grills, and even help to identify bugs and plant diseases. Technologies in landscaping include weatherproof outdoor speakers, robotic lawn mowers, and time-lapse cameras that take photographs of the garden (along with critters eating the veggies and fruits of your labor), 

Pollinators, Rain Gardens, and Native Plants

Attract butterflies, birds, and bees to specially-designed pollinator gardens in the front, side and back yards.  Pollinating insects depend on their environment to thrive. For example, in Ohio, trees, shrubs, and native flowers draw brightly-colored Monarch butterflies, honeybees, and a variety of songbirds that disperse pollen. Native plants don’t need much water and are less apt to become diseased.  Trees, groundcovers, flowers, gardens, and shrubs are all part of the fragrant greenery that makes up a handsome yard.

Rain gardens store water runoff, filter out contaminants, and keep pollutants from flowing to nearby streams and rivers.  Dig a bowl-shaped rain garden at the lowest point in the yard, about five feet wide and 8 inches deep.  Add drainable soil, compost, and some decorative rocks around the border.

Outdoor Structures and Hardscaping

Potential home buyers are drawn to scenic landscapes and hardscaping that include built-in structures; walkways, patios, retaining walls, decks, swimming pools, barbecue pits, and stoneware.  Dress up the backyard, patio and deck with cozy gazebos, pergolas, privacy fences, and living walls. 

Gazebos and pergolas are available at your favorite hardware and home stores, or you can build them yourself. 

If your neighborhood rules allow, decorative fencing around the backyard is a nice touch. Wood, steel, iron, glass blocks, and brick products keep unwanted visitors out as they provide safety and security for dogs and children.

Living walls contain plants, shrubs, vines, perennials -- even fruit and vegetables!  Choose plants that best suit the environment, climate, and the direction of the wall.

Outdoor fountains, waterfalls, and small ponds are a charming draw to the curb appeal in front, and esthetic features in back of the house.  Ponds can be fancy or simple. 

Edible Front Yard Gardens

Fruit and vegetable gardens are not limited to the backyard, especially if you have a small piece of property. Mix flowers and veggies together -- a few fragrant tomato plants and herbs are nice, too. City ordinances may have limits, such as how far a garden must be from sidewalks, so it’s important to check local laws before digging up the yard. Don’t be surprised if your neighbors stop by to say hello while working on your front yard garden.   

 

Today’s trends may be tomorrow’s history. Landscaping is no different. The best thing to do is make a list of what you want, and then look at what can work best.

March 24, 2020

Vandalia Real Estate Agents Put The SOLD sign up!

Vandalia OH Real Estate Agent

We always love getting the SOLD sign put up in a yard!  We closed on this Vandalia Real Estate today!  Looking to buy or sell in Vandalia?  Give Don & Cyndi Shurts of Keller Williams Advantage a call today at 937-241-2124!

March 23, 2020

Washington Twp Ohio Real Estate Agent Sells Luxury Home

Washington Twp Ohio Real Estate Agents

Feb. 12, 2020

After 4 Real Estate Agents, Why didn’t my Custom Built Home Sell - Part Three

[This is part 3 of the original blog post Why didn’t my house sell]

This homeowner has almost given up hope of selling their beautiful custom built home on 8 acres after 4 failed attempts with 4 different agents during the last several years.  Here are a few photos from the previous listings of the home. (You'll see our photos, the "after photos," a little later in this post).

why hasn't my home soldDayton real estateDayton Ohio Realtors

A local mortgage lender, after hearing their story of disappointment and frustration, suggested they contact us.  They did.  After an initial discussion over the phone, an appointment was set. 

I began doing my research and several possible issues came to mind during my online investigation.  I created a list of potential concerns.

The issues of concern included:

Even though custom-built by a quality, reputable builder, the exterior “look” of the house was not a common home style in this price range in the region. (In other words from the photo, the house didn’t look like a $600K home

Although the owners had paid a good amount for the land and the home they had built, the owners had received three low appraisals on the property that were over $100,000 below what they paid for the property.

The interior styling of the home was overly simplistic. We concluded the style of the home was rooted in 18th century Shaker or a primitive "collected" style.

The homeowners hadn’t really decorated the home.  Usually, the problem with many homes is that they are overly decorated or cluttered.  The problem here was not their decorating style, but their lack of décor.

Previous agents failed to really discover and highlight the “special” features of the home in their marketing.

So we toured the house in person and pretty much checked off each of the potential issues as valid.  

Our discussion with the homeowners was a bit awkward because it required me to be brutally honest about my assessment of their situation (having been listed 4 times already), their style selections when building, and what I believed needed to be done to end our journey together with a different result, a sale!

Sellers were gracious with my commentary on their home and we began our work together to meet their goal of selling their home.

We moved forward with our pre-listing preparations which included….

1. Staging the home to warm up the home with decor, which widened the pool of potential buyers.

2. Gathering information about the special features of the property and area, which included Cowen Lake State Park and the World Equestrian Center.

3. Researched the special features of the home for marketing purposes which included a famous custom cabinet maker, David T Smith.

4. Worked with the photographer to capture photos that built on the strengths of the home and property.

Since a picture is worth a thousand words, I’ll stop talking and share a few of our listings photos (or "after" photos).

Top Listing Agent in Dayton Ohio Area

Dayton Realtor That Using Home Staging

Top Keller Williams Listing Agent in Dayton Ohio

Home Staging in Dayton Ohio

Expert Listing Marketing real estate agent

This beautiful property sold and the owners were free to move on to their next real estate adventure.

Here is what the owner had to say in his review on our Google business profile:

I owned a custom-built home that was unique for the area I built and at the high end of home values in the area. I had listed my home for sale several times with other agents in the past with very few showings and no serious offers. Don & Cindy were referred to us as agents that will get the job done. Don & Cyndi took the listing and had the home under contract in 30 days. I would recommend Don and Cyndi to anyone who wants an agent that will be transparent and will walk the talk. Great experience selling my home and would use them again without question.

If you are wondering why your house hasn’t sold, please give us a call or text to 937-241-2124 or email to info@MiamiValleyDreamHomes.com`

 

Jan. 17, 2020

Why Hasn't My Home Sold - part two - Springboro edition

In a strong real estate market, especially a Sellers Market, real estate agents can get the majority of homes sold relatively easily without a huge investment of their time and money. Because there are more buyers than there are homes currently available (what is called a “Sellers Market”), most homes sell in a relatively quick time frame and at an acceptable amount.  Multiple offers are also common in a “Sellers Market.”

Due to these “Seller Market Conditions,” some sellers are not receiving from their real estate agent the professional services they are should expect and are due. Primarily I’m speaking about the insightful and experienced pre-listing evaluation of their home in the area of the property’s condition and the retail market value of the home.

I think this leads to several common “problems” for home sellers…

·       The house is put on the market prematurely without cosmetic improvements and/or staging, and the house doesn’t sell and leaves all parties disappointed.

·       The property is priced below the actual current market value because the agent is looking at comparables that sold six months ago and not what buyers are currently paying for similar homes. Therefore, the homeowners’ equity in the home that has been appreciating over time is left for the next owners. (A few years ago we bought a personal home for about $325k.  Upon purchase, the home appraised for over $360k.  The previous owner and their agent left me $35,000 of equity in our home.  I was happy!  However, if the previous owners had realized what had happened, they may not have been as happy as me.)

·       In many cases, a few thousand dollars of cosmetic improvement could have caused a quick sale at an elevated sale price (more than paying for the improvement/staging).

Most sellers are happy and satisfied because their house sold, even though it may have sold thousands of dollars under its true value.   I’m getting off the topic at hand “Why didn’t my house sell” so I’ll have to save proper Home Pricing for another time.

Back to the 2019 Springboro seller (that I mentioned in part one of this blog) … a beautiful brick executive home that had been listed by two successful agents and failed to sell both times. 

Our professional evaluation of the home revealed to us that the problem was not pricing or market conditions. We determined this house hadn’t sold in 9 months of being on the market with two popular Realtors, due to cosmetic conditions in the kitchen and poor visual presentation of the home in the online photos.

Here is a sampling of a few photos from the previous agents (2) shots of the kitchen:

Why hasn't my Springboro Ohio home sold

 

 

 

 

 

 

 

 

Why my house hasn't sold

Springboro Ohio poor real estate photos

The homeowner listened to our evaluation and cooperated with our recommendations.  Within a couple of weeks, our recommendations were reality and the house went back on the market and under contract within 2-3 weeks.

Here are the same areas after our recommendations were completed, which included our staging help and working with our great professional photographer!  Here are our photos of the house that we placed in the MLS.

Top agents real estate marketing

top Springboro real estate agents

top real estate marketing in Springboro Ohio

I'm sure you see the clear difference between how we presented the home to the buying public!  The difference made the difference and brought a successful sale!  

Our professional assessment of the home and recommendations are a normal part of our professional services we provide to all our homeowners.  If you are thinking of selling your home, please call us now at 937-241-2124.  I'll take your call after other agents fail, but I'd prefer to be your first and only real estate agent.  Let's get it sold the first time!

Jan. 14, 2020

Why Hasn't My Home Sold - part one

My first business call of 2020 was received on January 2 from a Centerville Ohio homeowner I had never met or talked to previously.  After a brief introduction, the homeowner informed me that their house had been listed by a local realtor with one of the area's largest brokerages. Five months on the market, only three showings on the property, and unfortunately no offers.

My Dayton area home didn't sell

I need to know why my house isn't selling. I’d like for you to come look at my house and tell me why it hasn’t sold,” came the invitation.

Although this was my first call of 2020, this wasn’t the first call like this I have received.  In 2019, I had received half a dozen similar invitations from frustrated homeowners. 

Two similar situations stand out from 2019. 

First, a Springboro homeowner in the $500k price range had their property listed with two well-known, reputable agents for about 8-9 months without a sale.  One of the agents was recognized as among the top agents in Ohio.

The second homeowner was calling about their custom-built home on 8 acres outside of Wilmington in the $500-$600K price range.  This owner had had their private retreat listed by four different local realtors during the last 2-3 years without an offer.

It’s a fact that not every house sells.  However, I believe there are reasons a house typically doesn’t sell and those reasons can vary from house to house. Most common reasons are:

  • The house is in poor condition or in an area that may not be as popular among buyers
  •  The realtor was just an average agent and did little to present the home properly to the buying public.  By that I mean, a real estate agent who does minimal marketing for the home seller.  (My description is an agent that takes a couple of poor photos with their phone, puts a sign in the yard, and put a little information and a few photos in the Multiple Listing Service, MLS).
  • Outside issues are causing an issue (ie. high property tax, on a busy road)  
  • The home was overpriced for the current market.
  • The economy is having an adverse effect on the housing market.
  • The homeowner and/or real estate agent were unaware of or unwilling to address any issues causing the house not to sell.

The last one speaks to the issue that stimulated the homeowners to call me and the focus of this blog.

Either the previous agents failed to properly evaluate the house in hopes that it would be a quick and easy sale (not requiring much effort and receiving a quick paycheck.) Possibly the agent did evaluate the property and discussed the concerns with the seller, but the seller simply didn’t agree with the realtor’s evaluations and/or suggestion.

In all three of the above examples, homeowners indicated that their agents didn’t express any answers to their inquiry of “Why isn’t my house selling?” 

I set an appointment with each of the home sellers and began my investigation for an answer to their question.

In each case, I had an assumption of the cause within 15 minutes of doing my online research.  Then during my personal visit to the home, I was able to confirm my assumption.

In both of my 2019 examples, after the initial visit with the homeowners, I discussed my evaluation of their home with them, discussed our marketing, and asked them to sign a listing agreement.  Then we got to work prepping the home and preparing our marketing.  In both cases, we had their homes under contract within 2-4 weeks.

In future posts (Part 2) of Why Didn’t My House Sell, I’ll share with you more about the specifics of what we did (that other agents didn’t) to get a SOLD sign placed in the yard.

If you find yourself in a similar situation feel free to call Keller Williams Advantage agent Don Shurts at 937-241-2124 to discuss your situation.

 

Nov. 23, 2019

Kettering Homes Sold This Week

Top Kettering Ohio real estate agents

Kettering listing agent

We are always looking for Kettering homeowners who are looking to sell their home! We can give you a price opinion on your home and explain the pros and cons of the current real estate market! Thinking of buying or selling your Kettering home, contact us at 937-241-2124 or via email at INFO@MiamiValleyDreamHomes.com.

Nov. 13, 2019

Stunning Home for Sale on 2 Acre In Turtlecreek Twp

Stunning Home for Sale on 2 Acre In Turtlecreek Twp