Tammy, grew up in Dayton, attended the Dayton Public Schools and Graduated Patterson Cooperative High School. She began a graphics presentation company out of high school and understands what it takes for a business to be successful.
Her career in real estate began while living away in Arizona, but it was inevitable that she would return home to the Dayton area. Tammy has now worked in real estate since 2001 and truly enjoys the opportunities (and challenges) that are a part of the real estate markets.
RH2L was established with the passion for service that is an integral and often missing piece to our industry. Tammy works endlessly to ensure that each of the Realtors within RH2L is also dedicated to providing the highest level of professional service to our clients.
RH2L is honored to be the Dayton Area Board of Realtors BROKER / OWNER of the Year! We will continue our excellence in service for those in real estate need.
Welcome to 2219 Bradley Court, a charming brick ranch located on a quiet cul-de-sac in a convenient area of Bellbrook.This home offers a comfortable and inviting layout with a natural flow between the main living spaces.
Welcome to “Warm and Cheerful Centerville,” a property that perfectly blends peaceful living with the convenience of one of Centerville’s most active community districts.Situated on a spacious .63-acre cul-de-sac lot, this charming brick ranch offers privacy, mature trees, and outdoor spaces designed for relaxation.
WELCOME to this beautifully maintained Maronda Homes of Cincinnati build, completed in 2021 and offering over 2,700+ square feet of living space. Located in the highly sought-after Ponde Creek Subdivision and situated on a .312-acre cul-de-sac lot, this home features a flexible layout with 3 bedrooms plus a loft, providing an ideal bonus space for recreation, work, or relaxation.
1 W Main Street, Spring Valley, OHNow Available for Lease – Mixed-Use Living & Business OpportunityImagine the possibilities of being able to LIVE, WORK, and RELAX all in the same space — right in the heart of historic Spring Valley! That’s just one of the many opportunities presented by this beautifully restored two-story brick home, now available for lease.
Charming Brick Ranch in West Carrollton – Estate Pre-Sale OpportunityWelcome to this well-loved 3 bedroom, 2 bath brick ranch offering 1,473 square feet of comfortable living space in a convenient West Carrollton location.Inside, you’ll find a formal living and dining area, a kitchen with an eat-in counter, and a cozy family room with a fireplace (never used).
Two Dwellings with a total of 5,188 sq. ft. - 3 bed/3 bath in Barndominium and 4 bed/1.5 bath in farmhouse on over 9 Acres!! Discover this one-of-a-kind property nestled in the serene countryside of Hillsboro, Ohio. Offering two distinctive dwellings on just over 9 acres, this is the perfect place for anyone seeking a unique blend of charm, space, and modern comfort.
Welcome to low-maintenance living at its finest in this stunning second-level condo in the sought-after Waterside at Settlers Walk! The original owner spared no expense when choosing upgrades in this Fischer Homes Baypoint II floor plan, creating an open and inviting layout perfect for modern living.
Welcome to Wolf Creek Run and this delightful ranch home that is just waiting for YOU! Picture perfect moments await as the open living to kitchen comes complete with a large island that allows for gathering while prepping and staying apart of the activities with friends and family.
Welcome to this beautifully updated two-story home that seamlessly blends modern comfort with timeless design. Situated in a desirable neighborhood, this home offers over 2,000 square feet of thoughtfully designed living space, perfect for today’s lifestyle.
While National Sales Slowed in January… Dayton Started 2026 Strong
January 2026 housing data is a tale of two markets.
Nationally, the numbers came in softer than expected. Existing-home sales declined 8.4% in January to a seasonally adjusted annual rate of 3.91 million. Month-over-month and year-over-year sales fell across all regions.
Economists pointed to unusually cold temperatures and above-normal precipitation as likely contributors, making it difficult to determine whether January’s dip reflects broader economic forces or simply weather-related delays.
However, there is an important national takeaway: affordability has been improving for several consecutive months, and homeowners continue to build long-term equity and wealth.
So while transaction counts were lower nationally, the fundamentals are stabilizing.
And then there’s Ohio.
Ohio Outperformed — And So Did Dayton
After attending our State Winter Conference and hearing the national economic review firsthand, one statement stood out:
“Ohio outperformed the national average by 6.9% in 2025.”
That strength carried right into January.
According to Dayton-area MLS data, our local market told a very different story:
799 transactions in January 2026
Up from 782 last year
A 2% increase year-over-year
And it gets even stronger.
Sales Volume
$220 million in total sales
Up 4.7% year-over-year
Pricing Strength
Average sale price: $276,169 (up 2.5%)
Median sale price: $237,500 (up 3%)
Inventory Growth
1,169 new listings in January
Up 7% year-over-year
2.6 months of inventory at month’s end
And remember — this happened during one of the coldest January stretches in recent years.
What This Means for Buyers & Sellers in Dayton
While national headlines highlight slowing sales, Dayton demonstrated:
This is not a stagnant market. This is a steady, functioning, resilient one.
Affordability is gradually improving due to wage growth and slightly lower mortgage rates. Combine that with Ohio’s relative price point, and our region continues to be positioned as a value-driven market with long-term upside.
The Bigger Picture
National media often focuses on slowdown, price corrections, or interest rates.
But real estate is hyper-local.
And locally?
Dayton began 2026 with:
More listings
More sales
Higher volume
Rising prices
Activity despite severe winter weather
That tells a very different story than the national narrative.
If you’re watching the market — whether as a homeowner, buyer, investor, or simply someone who cares about local economic strength — January shows that our region remains notably strong.
And that’s something worth paying attention to. Want an even more micro-view on your neighborhood activity? Tammy is happy to pull the specific data for you 🙂
🏡 A New Way for Ohio Buyers to Build Their Down Payment Faster
If you’ve been watching the market and thinking, “I’m close… but I need a little more saved,” this new statewide program may be exactly what you’ve been waiting for.
Ohio has launched a savings initiative designed to help residents grow their down payment funds more efficiently through participating banks and credit unions. Instead of a standard savings account earning minimal interest, qualified buyers can take advantage of enhanced earnings while they prepare to purchase.
In today’s environment — where purchase prices and interest rates require thoughtful planning — structured savings can make a real difference.
Why This Is Important for Buyers
One of the biggest hurdles to homeownership isn’t monthly affordability — it’s the upfront cash needed for:
Down payment
Closing costs
Prepaid escrows
Moving expenses
We regularly meet buyers who are financially responsible, gainfully employed, and fully ready for ownership — but they need more time to strengthen their savings.
This new Ohio program creates:
✔ A disciplined savings pathway ✔ Potential interest advantages ✔ Possible state tax benefits ✔ A defined timeline to move from “thinking about it” to “ready to buy”
And when you combine smart saving with proper pre-approval planning, the buying process becomes much more strategic.
What Buyers Should Know
The program is designed for Ohio residents preparing to purchase a primary residence in Ohio. Funds are intended specifically for down payment and closing cost use.
There are minimum and maximum balance guidelines and a five-year usage window — so this isn’t just a savings account, it’s a goal-oriented one.
Participating financial institutions are already enrolling eligible applicants, and additional banks and credit unions are expected to join.
(We’ve linked directly to the official Ohio Treasurer page here for full details and enrollment information.)
The Bigger Picture
Programs like this signal something important:
Ohio wants to strengthen homeownership.
And that aligns directly with what we believe at RH2L — homeownership builds stability, equity, and long-term opportunity for families and communities.
If you’re:
• Renting but considering ownership • Planning a move within the next 1–3 years • Helping a child or grandchild buy their first home • Or simply unsure what your buying power looks like
Now is a great time to create a strategy.
Let’s Build a Plan — Not Just a Wish
Saving is one part of the journey. Understanding credit, debt-to-income, loan options, and local market trends is the other.
If you’d like a customized homebuyer readiness conversation — no pressure, just information — I’d love to help you map out your next steps.
Because “almost ready” is often closer than you think. ❤️🏡
A New Chapter — With the Same Commitment to You 🏡❤️
February is often called the month of love — and for me, that couldn’t be more fitting.
For more than two decades, my professional life has been centered on homes, people, and community. I’ve had the privilege of walking alongside many of you through some of life’s biggest decisions — buying your first home, selling a family home, downsizing, investing, or simply trying to understand how property decisions affect your financial future.
That commitment hasn’t changed. And it won’t.
I want you to hear this directly from me: the same representation, advocacy, and care you’ve experienced firsthand will continue.
Why I’m Running
I’m stepping forward to run for Montgomery County Auditor because I believe this role should be about service, fairness, and clarity — not politics. Over the years, I’ve seen how confusing property values, assessments, and taxes impact real people: families, seniors, small business owners, and long-time homeowners.
This isn’t a departure from my work — it’s an extension of it.
Real estate has never just been a job for me. It’s a passion rooted in helping people protect what is often their largest investment, understand the systems that affect it, and feel confident rather than overwhelmed.
What Stays the Same
✔️ You’ll continue to receive honest guidance ✔️ You’ll continue to receive education — not pressure ✔️ You’ll continue to receive advocacy — whether you’re buying, selling, or simply asking questions ✔️ You’ll continue to work with someone who believes homeownership matters
Real estate remains a core part of who I am and how I serve. That doesn’t stop — and it doesn’t get replaced.
What Expands
Running for Auditor allows me to take that same practical, real-world experience and apply it on a broader scale — advocating for transparency, fairness, and accountability for all property owners across Montgomery County.
At its heart, this campaign is still about people. Still about homes. Still about protecting what matters.
Thank you for trusting me over the years. Thank you for the conversations, encouragement, and support that led me here. And thank you for allowing me to continue serving — just in a new way, with the same heart.
Home is where the heart is — and service is where mine has always been. ❤️
🏡 December 2025 Market Recap: What Buyers and Sellers Should Know as We Close the Year
As we wrap up 2025, the Dayton-area housing market finishes the year on solid footing. December activity confirmed what many buyers and sellers felt throughout the year: demand remained strong, prices continued to rise, and well-positioned homes still moved quickly.
December brought a noticeable boost in activity compared to the same time last year:
New listings: 890 homes, up 4%
Homes sold: 1,195, an increase of nearly 15%
Total sales volume: $346.9 million, up 22%
Median sale price: $250,000 (+4%)
Average sale price: $290,366 (+7%)
Sale-to-list price ratio: 98.8%, showing sellers are still receiving close to asking price
Even in a seasonally slower month, serious buyers stayed engaged and sellers who priced appropriately were rewarded.
📊 Full-Year 2025: The Bigger Picture
Looking at the full year helps separate short-term noise from real trends:
Homes listed: 17,811 (+4% year over year)
Homes sold: 14,626 (+1%)
Total sales value: $4.29 billion (+6.7%)
Median sale price: $255,000 (+6.25%)
Average sale price: $293,404 (+5.7%)
Sale-to-list price ratio: 99.7%
While inventory improved slightly, the market remained tight with 1.8 months of supply, keeping sellers in a favorable position overall.
What This Means for Buyers
Competition is still present, but increased listings offer more choice than a year ago
Pricing growth has been steady rather than explosive — helpful for long-term planning
Preparation matters: financing readiness and strategic offers continue to make a difference
What This Means for Sellers
Well-priced homes are still selling quickly and close to asking price
Buyers remain active year-round, not just in spring and summer
Pricing and presentation are critical as buyers become more selective
Looking Ahead
As we move into 2026, watch inventory levels, interest-rate adjustments, and early-year buyer activity. The market remains resilient, but strategy matters more than ever. And as always, if you have questions or want specifics for your neighborhood – reach out to Tammy for more details 😉
Missed a Mortgage Payment? Why Timing Matters More Than Most People Realize
Missing a mortgage payment is more than a late fee — especially if it happens without a plan in place with your lender.
The emotional stress is real, but so are the long-term consequences if the situation isn’t addressed early. The good news? Many of those impacts can be reduced — or avoided entirely — when action is taken quickly and correctly.
The Hidden Impact of an Unaddressed Missed Payment
When a mortgage payment is missed and not coordinated with the lender:
Credit scores can drop sharply, often within the first 30 days
Future home loan eligibility may be affected for years
VA loan benefits can be delayed or restricted, even for otherwise qualified borrowers
Higher interest rates, stricter underwriting, or denial of financing can follow
Once a lender reports delinquency, reversing the damage is far more difficult than preventing it.
Why Calling Your Lender First Is Critical
If you anticipate trouble — or have already missed a payment — contacting your mortgage servicer early can make a meaningful difference. Many relief options require communication before delinquency escalates, and some protections are only available if an agreement is in place before credit reporting occurs.
Waiting, hoping it resolves itself, or relying on third parties without verification often makes the situation worse.
Beware of Mortgage Relief Scams
Unfortunately, homeowners under stress are prime targets for scams.
Red flags include:
Requests for upfront fees
Pressure to “stop talking to your lender”
Promises of guaranteed loan modification or foreclosure prevention
Legitimate help is verifiable, transparent, and often local. Working with trusted professionals — including REALTORS®, HUD-approved housing counselors, and licensed attorneys — greatly reduces the risk of fraud.
Selling Can Be a Smart, Protective Option
Selling a home before severe delinquency can often:
Preserve credit standing
Protect future borrowing power
Avoid foreclosure altogether
Timing matters. Selling early gives homeowners more control and more options.
Important Clarifications About Other Outcomes
Short sales require lender approval and typically aren’t considered until a borrower is 2–3 months delinquent
Deed-in-lieu of foreclosure or foreclosure does not automatically erase financial responsibility
Deficiency balances, tax consequences, or future lending restrictions may still apply
These paths should be entered with full understanding — not assumptions.
A Trusted Resource to Learn More
The National Association of REALTORS® has created a clear, consumer-focused guide that outlines mortgage relief options, lender programs, and next steps. I’ve included it here as a helpful reference for anyone navigating a difficult moment MORTGAGE DELINQUENCY CONSUMER GUIDE
If you’re unsure which path applies to your situation, having a conversation early — before options narrow — can make all the difference. And as always, NO JUDGEMENT and NO OBLIGATION to have a conversation with me 😉 I am here to assist you in the process and to help you protect your homeownership (now and in the future).
The real estate brokerage with a heart! Helping you as buyers and sellers in today's real estate market. RH2L is "Real Homes To Love" and your choice for professional real estate services in today's market! Office hours by appointment.
