by Tammy Murphy | Jun 14, 2025 | BLOG, Buyers, Current Events, Market Updates, Neighbor Chat, Real Estate News, Real Homes to Love, Sellers
Navigating a Changing Market: What Buyers and Sellers Should Know Right Now
If you’ve been watching the real estate market lately—or trying to buy or sell a home—you’ve probably noticed a shift in the winds. While we’ve been in a strong seller’s market for the past few years, the tide is slowly turning. Inventory is building up, homes are taking a little longer to sell, and we’re starting to see the early signs of a more balanced, even slightly buyer-friendly market.
What does that mean for you? Let’s break it down from both the seller’s and buyer’s perspectives—with some easy-to-digest takeaways for navigating this evolving market with confidence.
For Sellers: Patience, Presentation, and Pricing
You might remember when homes were flying off the market in a weekend with multiple offers. And while some properties still see that kind of action (especially those priced well and move-in ready), the majority are now sitting just a bit longer.
Here’s what that means for you if you’re thinking about selling:
1. First impressions matter more than ever.
Curb appeal, fresh paint, and clean, well-staged interiors can make a major difference. Buyers today are taking their time—and giving your listing a second or third look online before booking a showing.
2. Pricing right is critical.
Overpricing can cause your home to linger and eventually lead to a price drop—which might raise red flags. Strategic pricing up front gets more eyes on your home from the start. I can run the numbers and show you what’s selling now, not six months ago.
3. Be open to negotiation.
We’re seeing more requests for seller-paid closing costs, price adjustments, or inspection repairs. These aren’t red flags—they’re signs of a shifting, healthier market. The right strategy can still get you top dollar, even if it’s not quite the frenzy of 2021.
Seller Tip: The longer a home sits, the more buyers wonder why. If you’re not getting the traffic or offers you expected, a quick market check-in could help course-correct before it costs you.
For Buyers: More Choices, Less Pressure
If you’ve been sitting on the sidelines, feeling like you couldn’t compete—or that every house was gone before you could schedule a showing—good news: this could be your season.
Here’s why:
1. Inventory is growing.
Buyers now have more homes to choose from, and more time to make decisions. That means less pressure and more opportunities to find the right fit, not just the right now.
2. You may have room to negotiate.
While we’re not in a “lowball everything” market, sellers are more open to fair offers and reasonable requests—especially if the home has been listed for a few weeks. It’s the perfect moment for smart, informed buyers to step in.
3. Mortgage rates are stabilizing.
Interest rates are still bouncing a bit, but buyers are adapting. Many lenders are getting creative with rate buydowns and options tailored to your goals. It’s worth having a conversation, even if you’re not quite ready yet.
Buyer Tip: Don’t assume the perfect home is out of reach. Let’s take a look at what’s available now—you might be surprised at how the market has opened up.
Final Thoughts: Timing Isn’t Everything—Strategy Is.
Markets shift. That’s what they do. But whether it’s moving fast or slow, there’s always opportunity when you understand how to play your position.
If you’re thinking about making a move—selling, buying, or just curious about how your home fits into today’s market—I’m happy to walk through it with you. No pressure, just good information.
Your goals haven’t changed, and neither has my commitment to helping you reach them.
Let’s talk when you’re ready.
by Tammy Murphy | May 28, 2025 | BLOG, Estate Planning, Neighbor Chat, Real Estate News, Real Homes to Love, Senior Living
Understanding Dementia: How to Identify the Early Signs and Keep Your Loved One Safe at Home
When you begin to notice small changes in the behavior or memory of a loved one, it can be difficult to know whether these are simply signs of aging or something more. Dementia, particularly in its early stages, can often be subtle, and as a family caregiver, it can be overwhelming to navigate these concerns. While it’s natural to wonder if the changes are related to dementia or another condition, understanding the early warning signs and knowing what you can do to ensure the safety and comfort of your loved one at home can help ease the uncertainty.
What is Dementia?
Dementia is an umbrella term for a group of symptoms that affect memory, thinking, and social abilities, severely impacting a person’s daily functioning. Alzheimer’s disease is the most common cause of dementia, but other conditions, such as vascular dementia, Lewy body dementia, and frontotemporal dementia, can also cause similar symptoms.
Early Signs of Dementia: What to Look For
The early stages of dementia can be subtle, often involving small memory lapses or changes in behavior that may be hard to differentiate from typical age-related changes. However, there are some key signs to watch for:
- Memory Loss: Forgetting recently learned information, important dates, or appointments. Family members may also notice a person frequently asking the same questions.
- Difficulty Planning or Solving Problems: Struggling with tasks that require concentration, such as balancing a checkbook or following a recipe.
- Confusion with Time or Place: Becoming disoriented about dates, seasons, or locations.
- Decreased Judgment or Decision-Making: Making poor decisions, such as leaving the house in inappropriate clothing or handling money recklessly.
- Withdrawal from Social Activities: A person may become more withdrawn or lose interest in hobbies, work, or socializing with others.
- Mood and Personality Changes: Feeling confused, depressed, anxious, or fearful, and experiencing rapid mood swings.
Creating a Safe Home Environment
For family caregivers, one of the most important things to address when caring for a loved one in the early stages of dementia is home safety. Dementia-related changes in memory, judgment, and perception can make the home a hazardous place, but with careful planning, you can minimize risks while allowing your loved one to age in place.
Here are some precautions you can take to make your home safer:
- Remove Clutter: Clear away tripping hazards like loose rugs, electrical cords, or clutter that could cause falls.
- Install Grab Bars: In the bathroom, add grab bars next to the toilet and in the shower to prevent falls.
- Label Household Items: Use labels or signs for rooms, cabinets, and drawers to help your loved one identify where things are.
- Use Timers and Reminders: Set up automatic timers on lights and appliances to help manage the home’s routines and avoid leaving appliances on.
- Create a Calm, Familiar Environment: Keep the layout of the home as simple and predictable as possible to help reduce confusion. Familiar items, like family photographs, can provide comfort.
Getting Help: The Alzheimer’s Association of the Greater Miami Valley
As a family caregiver, you don’t have to navigate the challenges of dementia alone. The Alzheimer’s Association of the Greater Miami Valley is here to provide support, resources, and guidance as you care for your loved one. From educational materials to support groups, they offer valuable services that can help you better understand dementia and provide the assistance needed to maintain your loved one’s quality of life.
Here are some of the ways the Alzheimer’s Association can help:
- Caregiver Support: Connect with other caregivers who understand the challenges you’re facing, and receive guidance on managing daily care.
- Education & Resources: Gain access to information on dementia care techniques, safety tips, and medical care.
- 24/7 Helpline: Call the Alzheimer’s Association’s free, confidential helpline to speak with trained specialists who can answer your questions and provide advice on care options. 800-272-3900
Take Action Today: Join Us for Our Special Episode on June 1st
If you’re looking for more detailed guidance on caring for a loved one with dementia, we invite you to join us on June 1st for a special episode dedicated to aging in place and dementia care. We will explore practical tips, safety strategies, and resources to help you navigate the challenges of dementia caregiving while ensuring that your loved one remains as independent and comfortable as possible.
Don’t wait for the signs to become more pronounced—taking early action can make a world of difference for both you and your loved one. Join us on June 1st to learn more and connect with others facing similar challenges.
PLAN now to watch our next episode on June 3rd and get the support you need to care for those you love. Together, we can make sure that they age with grace and dignity, no matter what stage of dementia they are in.
by Tammy Murphy | May 23, 2025 | BLOG, Buyers, Current Events, Dayton, GLOBAL, Investor Relations, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
Seller’s Advantage: A Market Still in Your Favor
As we progress into the spring and summer, Dayton’s market remains strong for sellers. The latest reports from Dayton Realtors show an increase in median sale prices, which have climbed 9% year-over-year. Homes are selling at an average of $245,000, and the pace of sales has picked up, with homes typically going under contract in just 34 days.
Even with the influx of new listings, inventory remains tight, hovering around just 1.3 months of available homes. This is a key indicator that the seller’s market is still very much in play. Sellers continue to enjoy favorable conditions with less competition for their homes, although more listings are expected as the summer progresses.
️ Buyer’s Window: Opportunities in a Shifting Market
While sellers are enjoying a hot market, there are emerging opportunities for buyers. As inventory begins to rise, we’re seeing signs that the market may be shifting toward a more balanced or even buyer-favorable position, especially as we head into the summer season. According to Ohio Realtors’ recent market updates, the percentage of homes selling for under the asking price has increased, indicating that buyers may have more room for negotiation.
Additionally, areas like Centerville, Kettering, and Oakwood continue to show strong demand, but with more inventory, buyers are starting to find more options. With interest rates stabilizing, it’s a great time for first-time buyers and those looking to make a move in a market that’s slowly easing from its ultra-competitive state.
Investor’s Insight: Equity Growth with Affordability
Investors continue to find Dayton appealing due to its affordability and strong equity potential. With median listing prices in the range of $170,000 to $180,000, Dayton still stands as one of the most cost-effective areas for investment in Ohio. The potential for equity growth, especially in up-and-coming neighborhoods, makes this an attractive time for investors to take advantage of ongoing market conditions.
Areas seeing consistent demand for rental properties include those near downtown and established neighborhoods, where property values continue to climb due to revitalization efforts. Investors looking for properties that offer a solid return on investment can still find favorable opportunities in Dayton’s thriving rental market.
Let’s Navigate This Market Together
Whether you’re looking to sell, buy, or invest, I’m here to help you make informed decisions in this dynamic market. The summer season is shaping up to be an exciting time in real estate, and while things are still holding favorably, there are indicators of a shift to a more buyer-friendly market. Reach out today, and let’s discuss how we can achieve your real estate goals together!
by Tammy Murphy | May 17, 2025 | BLOG, Current Events, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
Urgent Action Needed for Property Tax Reform in Ohio: Let’s Make Our Voices Heard!
Ohio homeowners are feeling the financial squeeze as rising property taxes continue to burden families across the state. With property values increasing, many homeowners are paying significantly more in taxes, despite not seeing any immediate financial benefit unless they sell their homes. But a new movement is pushing for change: Citizens for Property Tax Reform is advocating for the abolition of all property taxes in Ohio. While this proposal promises immediate relief for homeowners, it comes with serious consequences for our schools, local governments, and the services we rely on every day.
The path to achieving this reform is challenging, but we have the power to make a difference. Here’s everything you need to know about the proposed amendment, its potential impact, and how you can take action today to support meaningful property tax reform.
The Citizens for Property Tax Reform Amendment: A Game Changer?
The proposed amendment to abolish all property taxes in Ohio has just advanced through the Ohio Ballot Board. This vote allows the amendment to proceed, meaning the backers can now begin collecting signatures to get the issue on the ballot. If successful, this amendment would eliminate property taxes altogether, a bold move that supporters argue could provide immediate financial relief to homeowners.
However, the consequences of abolishing property taxes are significant. Local governments and schools rely heavily on property taxes to fund critical services, from public education to emergency response teams and infrastructure maintenance. Without this revenue, municipalities would face devastating financial shortfalls, forcing them to either raise other taxes (sales, income, etc.) or make painful cuts to services that Ohioans rely on every day.
The Road to Reform: Collecting Petitions and Gaining Support
To get this amendment on the statewide ballot, the group must collect 413,487 valid voter signatures, including a minimum number from half of Ohio’s 88 counties. This is no easy feat. To put it into perspective, gathering 400,000 signatures requires collecting 22,000 pages of petition forms—enough to fill multiple U-Haul trucks.
While the Citizens for Property Tax Reform group has gained momentum, they are still far from securing the signatures needed to get this on the ballot. The process is grueling and expensive, and at this point, the group’s organizers are still uncertain about how they will gather enough signatures to qualify. However, they remain hopeful that their efforts will inspire lawmakers to take action.
In the words of John Marra, one of the organizers, “I’m a man of faith, and I believe that with God, all things are possible…We’re gonna shoot for the stars.”
The Pros and Cons of Eliminating Property Taxes
While it’s easy to see the appeal of abolishing property taxes—particularly for homeowners facing steep increases in their tax bills—the potential consequences for local communities are complex.
Pros:
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Immediate Financial Relief for Homeowners: The most obvious benefit would be the immediate reduction in property tax burdens, especially for homeowners whose properties have seen dramatic increases in value.
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Predictability in Housing Costs: Homeowners would no longer face the uncertainty of rising tax bills based on fluctuating property values.
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Increased Homeownership Affordability: By eliminating property taxes, homeownership might become more accessible for many, especially those who are unable to afford increasing property tax payments.
Cons:
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Devastating Impact on Public Services: Property taxes are the primary source of funding for schools, local governments, emergency services, and infrastructure. Abolishing them could lead to significant cuts in public services, affecting everything from education to public safety.
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Potential for Increased Taxes Elsewhere: Without property taxes, local governments would need to raise other forms of taxes, such as sales or income taxes, which could disproportionately burden low-income families.
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Loss of Accountability and Financial Stewardship: Property taxes force local governments to be financially accountable and transparent. Without this tax, there may be less oversight, leading to potential inefficiencies and mismanagement of public funds.
A Call to Action: Speak Up for Property Tax Reform
The Citizens for Property Tax Reform group may not have the resources they need to gather the required signatures just yet. But you can help! If you believe that property tax reform is essential for the future of Ohio, it’s time to take action.
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Reach Out to Your Representatives: Let your elected officials know that you support property tax reform. Tell them you want them to take action on this issue and work toward meaningful changes to the property tax system in Ohio.
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Sign the Petition: Once petitions become available, add your name to the list. A single signature can make a difference in getting this critical issue on the ballot.
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VOTE When the Time Comes: When the proposed amendment makes its way to the ballot, it’s essential that we vote. Whether you support abolishing property taxes or prefer to see reforms made within the existing system, your vote will shape the future of property tax law in Ohio.
Why It’s Urgent: The Time to Act is Now
Ohio homeowners are already feeling the strain of rising property taxes. With property values increasing, homeowners are paying more each year—even if they haven’t sold their homes. As the proposed amendment continues to gain traction, there’s no better time than now to push for property tax reform. Whether you’re advocating for the abolition of property taxes or for a reform of the current system, the time to act is now.
By getting involved—whether through contacting your representatives, signing the petition, or voting on the issue when it comes to the ballot—we can make a real difference. Together, we can ensure that property tax reform is not just a conversation, but a reality for homeowners across Ohio.
Be a Part of the Change
The proposed constitutional amendment to abolish property taxes in Ohio is more than just a potential solution—it’s a call to action for every homeowner and taxpayer in the state. The process to make this a reality will be difficult, but with your help, we can push for the change we need. Reach out to your lawmakers, sign the petition, and make sure to vote when the time comes. Property tax reform is possible, but only if we stand together and make our voices heard.
Let’s make this change happen.
by Tammy Murphy | Apr 24, 2025 | BLOG, Current Events, Investor Relations, Market Updates, Neighbor Chat, Real Estate News, Real Homes to Love, Sellers
March 2025 Real Estate Market Update: A Mixed Start to the Year
As we move further into 2025, the Dayton real estate market shows both signs of resilience and areas of slower growth. While the number of new listings has increased, we’re seeing fewer closed sales compared to last year. Despite these changes, home prices continue to rise, signaling strong demand in our local market.
March Highlights
In March 2025, the Dayton market experienced a 5.03% increase in the number of new listings, with 1,482 properties hitting the market compared to 1,411 in March 2024. However, the number of homes sold decreased by 10.72%, with 1,058 transactions recorded compared to 1,185 last year. This drop in sales contributed to an 8.72% decrease in total sales volume, which reached $300.8 million, down from $329.5 million in March 2024.
Despite the decline in sales, the median sale price saw an increase of 3.37%, reaching $241,050, while the average sale price rose by 2.24% to $284,303. This continued growth in prices suggests that the demand for homes remains strong, even as the pace of sales slows.
The inventory of available homes stood at 1,580 properties at the end of March, with 1,868 properties listed as pending sale. This indicates a relatively tight market with continued buyer interest.
Year-to-Date Performance (January – March 2025)
Looking at the first quarter of 2025, the market is following similar trends to what we saw in March. New listings decreased by 2.39%, with 3,683 properties listed compared to 3,773 in the same period of 2024. Sales for the first three months of the year have also decreased by 13.45%, with 2,748 homes sold, down from 3,175 in 2024.
The total sales volume year-to-date is $761 million, reflecting a 10.53% decrease from the $850.8 million in 2024. However, the median sale price for the year has increased by 4.44%, reaching $235,000, and the average sale price has risen by 3.37%, now at $276,988. This price growth shows that while fewer homes are being sold, those that are on the market are still commanding higher prices.
The MLS inventory at the end of March showed 1,580 active listings, translating to a 1.5-month supply based on the current pace of sales. This indicates that the market remains competitive, with inventory still being absorbed quickly.
What Does This Mean for You?
For buyers, the market remains competitive, with prices continuing to rise despite the slowdown in sales. While the number of available homes is still relatively low, it’s essential to act quickly when you find the right property.
For sellers, the market continues to offer strong price appreciation, even though the number of sales has decreased. If you’re thinking of selling, now is still a good time to capitalize on the growing home prices.
Let’s Connect!
Whether you’re looking to buy, sell, or just stay informed about market trends, we’re here to help you navigate the evolving real estate landscape. Reach out for a no-obligation consultation and get insights tailored to your needs.
by Tammy Murphy | Mar 24, 2025 | BLOG, Current Events, GLOBAL, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
Prices Climb Amid Slower Sales
Hello, Dayton! As we continue through the winter months, the real estate market has shown mixed results. February 2025 brought a continuation of the trends we saw in January, with fewer sales and new listings. However, the positive news is that home prices continue to rise, indicating that demand remains strong despite a slower pace.
February Market Highlights
In February, 905 homes were sold, a decrease of 18.25% from February 2024. This drop in sales was reflected across the market, with the total sales volume falling 15.42% to $248.6 million. While this decrease in transactions can be attributed to the colder weather and the natural seasonal slowdown, it’s important to note that prices continued to rise during this period.
Both the median sale price and the average sales price saw solid growth. The median sale price rose by 5.45%, reaching $239,900, while the average sales price increased by 3.46% to $274,684. These increases demonstrate that homes in the Dayton area are still in demand, with buyers willing to pay higher prices for the right property.
Year-to-Date Performance
Looking at the broader picture, the year-to-date data reflects similar trends. Listings are down by 6.82%, with 1,118 new listings in February compared to 1,216 last year. Sales have also decreased by 15.88%, and the total sales volume has dropped by 12.59%. Despite these declines, the median price has increased by 6.14% to $239,900, and the average price has risen by 3.91% to $274,684, continuing the price growth seen in the last few months.
Inventory and Market Conditions
As of the end of February, the active inventory stood at 1,638 homes, representing a 1.8-month supply based on the current pace of sales. This low inventory level continues to make the market competitive for buyers, with properties selling quickly when they do become available.
What Does This Mean for You?
For sellers, this is still a great time to consider listing your home. While fewer transactions are happening, the continued rise in home prices means you can still achieve a solid return on your property. For buyers, the market remains competitive, but the price increases suggest that acting sooner rather than later could help you secure a home before prices rise further.
