by Tammy Murphy | Mar 21, 2026 | Buyers, Investor Relations, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
The Dayton housing market saw a slight seasonal slowdown in February, largely influenced by extended cold temperatures and winter weather — but the overall story remains one of stability and continued price growth.
Even with fewer homes coming to market and a small dip in sales activity, home values continued to rise, reinforcing the strength of our local market.
📊 Key Market Highlights
- New Listings: 1,076 (down 3.8%)
- Closed Sales: 906 (down 2.3%)
- Total Sales Volume: $259.9M (up 2.3%)
- Median Sale Price: $252,750 (up 5.4%)
- Average Sale Price: $286,835 (up 4.7%)
- Inventory: 1,926 homes
- Months of Supply: ~2 months
💰 Prices Continue to Lead the Story
While activity slowed slightly, pricing continued to climb.
The median and average sale prices both posted solid year-over-year gains, showing that buyer demand remains strong enough to support appreciation, even during a slower winter month.
🏠 Inventory Remains Tight
At just 2 months of supply, Dayton continues to operate in a seller’s market.
Even though inventory is slightly improved compared to recent years, it remains below the level considered balanced — meaning well-prepared homes are still moving quickly.
❤️ What This Means
This is not a declining market — it’s a seasonally adjusted, stabilizing one.
- Sellers continue to benefit from strong pricing
- Buyers are seeing slightly less competition than peak seasons
- Strategic timing and preparation matter more than ever
📞 Planning Your Next Move?
As we head into the spring market, now is the time to prepare — whether you’re buying, selling, or simply exploring your options.
👉 Let’s connect and create a plan that fits your goals.
by Tammy Murphy | Mar 20, 2026 | BLOG, Buyers, Market Updates, Neighbor Chat, Networking, Sellers
Dayton Area Real Estate Market Update: When the Weather Moves… So Do Buyers
If you’ve lived in Ohio for more than five minutes, you already know the rule:
“Don’t like the weather? Wait five minutes.”
What we’re seeing right now in the Dayton-area real estate market is that this saying doesn’t just apply to the forecast…
👉 It’s directly impacting buyer behavior.
🌷 The “False Spring” Effect Is Real
Every year, we get teased with those early warm days—sunshine, 60 degrees, maybe even a hint of spring in the air.
And what happens?
✔ Showings spike
✔ Open houses are packed
✔ Buyers feel urgency again
✔ Listings suddenly get attention
For a few days, it feels like the market has officially “woken up.”
But then…
❄️ Reality Hits (Sometimes Overnight)
A 30–40 degree drop.
Wind. Rain. Maybe even snow (because… Ohio).
And just like that:
➡️ Showings slow down
➡️ Buyers pause
➡️ Open house traffic drops
➡️ Momentum feels like it disappears
It’s not that buyers lose interest—it’s that weather creates hesitation.
🧠 What Buyers Are Really Thinking Right Now
Today’s buyers are navigating more than just price and interest rates—they’re reacting to how they feel in the moment.
When the sun is out:
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“Let’s go look at houses.”
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“This feels like the right time to move.”
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“We don’t want to miss out.”
When it’s cold, gray, or stormy:
That emotional shift is happening week to week… sometimes day to day.
📊 What This Means for Sellers
This “weather-dependent market” creates opportunity—if you know how to work with it.
Timing matters more than ever.
✔ List or push marketing when the weather breaks
✔ Schedule open houses on warm, sunny weekends
✔ Be ready for quick bursts of activity
✔ Understand slower days don’t mean lack of interest
The buyers are there. They’re just waiting for the right moment to move.
🔑 What This Means for Buyers
If you’re actively searching:
👉 The best opportunities often show up when the weather isn’t perfect.
Less competition.
More time to evaluate.
Better negotiating position.
While others pause… you can move strategically.
💡 The New “Normal” in Our Market
In past years, we’d talk about:
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Spring market
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Summer slowdown
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Fall transitions
Now?
We’re seeing micro-markets driven by weather patterns.
A few warm days = mini buying surge
A cold snap = temporary pause
And it repeats.
❤️ Final Thought
Real estate in Ohio has always required flexibility—but right now, it requires awareness and timing.
The market isn’t stopping.
It’s just… reacting.
📣 Let’s Talk Strategy
Whether you’re thinking about buying or selling, the key right now is knowing when to act—and how to position yourself when the market shifts.
If you’re curious what this means for your specific situation, I’m always happy to have a quick, no-pressure conversation.
👉 Let’s create a plan that works with the market—not against it.
by Tammy Murphy | Feb 28, 2026 | Buyers, Neighbor Chat, Real Estate News, Real Homes to Love, Sellers
Timing the Market vs. Preparing for the Market
Trying to perfectly time the real estate market is a bit like trying to time the stock market. The ideal moment rarely announces itself. What we can control is preparation.
Right now we are in that sweet spot:
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Buyers are becoming more active
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Sellers are beginning to prepare homes
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Inventory hasn’t yet reached peak spring levels
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Serious buyers are already watching closely
The early movers often benefit the most.
🏡 For Sellers: Beat the Spring Rush
Spring historically brings more listings — which also means more competition.
Listing just before the full wave hits can offer:
The market doesn’t wait for flowers to bloom. It moves when buyers are ready — and many are ready now.
If your home is show-ready, this transition window can be powerful.
🔑 For Buyers: Opportunity Is Knocking
Longer days mean more showing opportunities, extended open house windows, and renewed inventory growth. But remember — more inventory also brings more buyers into the mix.
Acting early in the season allows you to:
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Shop before peak competition
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Negotiate while inventory is still building
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Lock in a plan before bidding intensity rises
Preparation beats hesitation every time.
by Tammy Murphy | Feb 12, 2026 | BLOG, Buyers, Current Events, Investor Relations, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love, Sellers
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:
And it gets even stronger.
Sales Volume
Pricing Strength
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Average sale price: $276,169 (up 2.5%)
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Median sale price: $237,500 (up 3%)
Inventory Growth
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:
✔ Stable demand
✔ Healthy appreciation
✔ Increasing listing activity
✔ Balanced inventory growth
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:
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 🙂
by Tammy Murphy | Feb 10, 2026 | Buyers, Current Events, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
🏡 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:
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Down payment
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Closing costs
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Prepaid escrows
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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. ❤️🏡
by Tammy Murphy | Jan 5, 2026 | Buyers, LENDERS, Neighbor Chat, Real Estate News, Real Homes to Love, Sellers
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:
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Credit scores can drop sharply, often within the first 30 days
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Future home loan eligibility may be affected for years
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VA loan benefits can be delayed or restricted, even for otherwise qualified borrowers
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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:
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Requests for upfront fees
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Pressure to “stop talking to your lender”
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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:
Timing matters. Selling early gives homeowners more control and more options.
Important Clarifications About Other Outcomes
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Short sales require lender approval and typically aren’t considered until a borrower is 2–3 months delinquent
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Deed-in-lieu of foreclosure or foreclosure does not automatically erase financial responsibility
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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).
