by Tammy Murphy | Aug 15, 2025 | Buyers, Investor Relations, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
Let’s Talk: Property Taxes, Deed Scams, and Why Trusted Professionals Matter More Than Ever
If you’ve lived in the Dayton area for more than a minute, you’ve likely heard the buzz: rising property taxes, deed fraud cases, and a lot of folks wondering if they can “go it alone” in real estate to save a few bucks.
As your local broker and neighbor, I think it’s time we keep the conversation going — not with panic, but with perspective, knowledge, and solutions.
The Property Tax Question: Where’s It All Going?
You’re not imagining things — property tax bills have crept up, and many homeowners are now paying more despite no major changes to their homes. While school funding and community infrastructure are important, transparency and fairness are equally critical.
What you can do:
-
Make sure your property is assessed correctly (yes, errors happen!)
-
Learn how levies work and when to vote on them
-
Speak up at local meetings or connect with others advocating for reform
Want a real-time look at what your home is worth in today’s market (not just the tax office’s guess)? Let’s talk — I can provide a no-pressure CMA.
️♂️ Deed Scams Are Real — But Preventable
We’ve seen a rise in deed scams and title fraud — especially targeting seniors and out-of-town owners. Scammers file false documents to try to “claim” ownership of your property.
Protect yourself by:
-
Signing up for property fraud alerts through your County Recorder’s Office
-
Monitoring mail for unexpected notices tied to your home
-
Working with a trusted real estate professional and title company when buying or refinancing
Bonus tip: If you’re unsure what notices are legit, send them to me — I’ll happily review them for you.
The Value of Working With Real Estate Professionals
In a world of DIY tools and online listings, it might seem like you can handle buying or selling a home solo. But when things go wrong — and they often do — you want someone who knows how to navigate the curves.
✅ Pricing strategies
✅ Legal disclosures
✅ Contract deadlines
✅ Negotiation power
✅ And yes — avoiding scams or unexpected fees
This isn’t just a transaction — it’s your home, your equity, and your peace of mind.
Let’s Keep the Conversation Going
If you’ve had questions about your property taxes, concerns about recent scams, or just need advice on whether now is the right time to make a move — you don’t have to figure it out alone.
Send me a message
Give me a call / text 937-838-0997
☕ Or come sit down over a cup of coffee / tea — no pressure, just real answers.
Let’s protect what you’ve worked hard for — and make informed decisions together.
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 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 | Apr 15, 2025 | Buyers, Current Events, Neighbor Chat, Real Estate News, Real Homes to Love
Ready to Stop Renting? A First-Time Homebuyer’s Guide to Building Wealth Through Real Estate
If you’re tired of renting and dreaming about a place to truly call your own, you’re not alone. For many first-time homebuyers, the idea of owning a home can feel both exciting and overwhelming. Where do you start? Can you afford it? Is it better than renting?
Let’s break it down into clear, simple steps—because owning a home isn’t just a dream; it’s a smart move toward building long-term wealth.
Renting vs. Owning: What’s the Real Difference?
Renting means you’re paying to live in someone else’s property. Every rent check you write helps your landlord build their equity. It’s convenient, sure—but there’s no return on your investment.
Owning a home means your monthly mortgage payments are going toward something you own—an asset that can grow in value over time. This is called equity.
Let’s do the math:
-
Renting at $1,200/month for 5 years = $72,000 spent
-
Owning with a $1,200 mortgage for 5 years? You’ve paid down your loan AND likely increased your home’s value = equity in your pocket
Equity = Ownership = Wealth
Can You Afford a Home? Here’s What to Know About Home Loans
One of the biggest myths is that you need a 20% down payment. That’s outdated. In reality:
-
FHA Loans require as little as 3.5% down
-
Conventional Loans may offer options with 3–5% down
-
VA & USDA Loans offer 0% down for eligible buyers
Lenders will also look at your credit score to determine your interest rate.
How Your Credit Score Impacts Your Buying Power
Your credit score is a number (300–850) that shows how trustworthy you are with money. It plays a huge role in what kind of mortgage you qualify for—and what it costs you.
How to Build a Strong Score:
-
Pay your bills on time
-
Keep credit card balances low
-
Don’t open or close accounts unnecessarily
-
Check your credit report for errors
Understanding Your Monthly Mortgage Payment
Your monthly mortgage includes:
-
Principal (the amount you borrowed)
-
Interest (what the bank charges to lend you money)
-
Taxes (property tax)
-
Insurance (homeowners insurance)
Example: A $125,000 loan at:
The higher your credit score, the lower your interest rate—which means lower monthly payments and more money saved over the life of the loan.
The Long-Term Wealth Advantage: Home Equity
Every time you make a mortgage payment, you’re buying a little more of your home. Over time, as home values go up and you pay down your loan, you build equity—which is your ownership in the property.
You can use home equity later for:
Final Thoughts: Is Now the Right Time for You?
Renting offers short-term flexibility—but little to no long-term gain. Owning a home gives you stability, freedom, and a powerful tool to build financial wealth.
The best part? You don’t have to figure it out alone.
Thinking about buying your first home? Let’s talk.
We’ll walk through your options, check your eligibility, and get you closer to owning a place you love—and a future you’re proud of.
Contact Tammy at [email protected]
Or call (937) 838-0997 to get started.
Because your future isn’t meant to be rented—it’s meant to be owned.
by Tammy Murphy | Mar 21, 2025 | BLOG, Buyers, GLOBAL, Investor Relations, Market Updates, Neighbor Chat, Real Estate News, Real Homes to Love
As we reflect on the 2024 real estate market in the Dayton area, it’s clear that there have been shifts in both sales volume and home prices across different communities. While some areas saw increases in both the number of transactions and prices, others experienced slower sales, though price growth remained strong. Here’s a breakdown of how some of our key communities performed from 2023 to 2024:
Communities Showing Strong Price Growth
-
Bellbrook/Sugarcreek: This community experienced a 47 increase in units sold, with the average sales price rising by $20,159 to $447,277, and the median price increasing by $8,000 to $406,500. This indicates a very active market, reflecting strong demand in this desirable area.
-
Beavercreek/Bvrcrk T.S.: Sales volume increased by 27 units, with the average price rising by $16,041 to $358,794. The median price also saw a nice boost of $13,250, reaching $333,250. Beavercreek continues to show resilience in price appreciation, driven by its desirable location.
Communities with Moderate Price Increases
- Centerville/Wash. T.S.: Although the number of sales rose by 63 units, the price growth was more modest. The average price increased by $3,141 to $355,478, and the median price rose by $1,962 to $331,962. This reflects steady demand and price stability in Centerville, with consistent growth from 2023 to 2024.
Communities Showing Declining Sales but Strong Price Growth
- Brookville: Sales here fell by 14 units, but the average price increased by $13,877, reaching $288,187, while the median price rose by $25,900 to $299,900. Despite fewer sales, Brookville continues to see price growth, indicating that buyers are willing to pay more for homes in this community.
Communities with Steady Price Growth Amid Slower Sales
- Dayton: With a 33-unit increase in sales, Dayton saw an increase in both average and median prices—the average price rose by $9,304, reaching $128,543, and the median price rose by $7,850, reaching $122,000. While still showing improvement, Dayton continues to be a more affordable market compared to some of the more expensive communities in the area.
What Does This Mean for You?
For buyers, 2024 presented a more competitive environment in areas like Bellbrook/Sugarcreek and Beavercreek, where sales volume and prices have risen sharply. However, communities such as Brookville and Dayton still offer opportunities for homebuyers with increasing prices and less competition.
For sellers, 2024 was a year where many communities saw solid price increases. If you’re considering selling, areas with rising demand, such as Centerville and Beavercreek, could provide an excellent opportunity to capitalize on these price increases.
Let’s Connect!
Whether you’re looking to buy or sell, our team is here to help guide you through the current market trends. We offer no-obligation assessments to help you make informed decisions based on your specific needs. Reach out today to discuss how we can assist you in navigating this dynamic market!
ULTIMATELY – the right community for YOU may be different than for another, and finding the best “deal” in the community you prefer is our #1 goal!
by Tammy Murphy | May 27, 2024 | BLOG, Buyers, Current Events, Neighbor Chat, Networking, Real Estate News, Real Homes to Love, Sellers, Senior Living
A topic that is on everyone’s mind and in the middle of a lot of discussion is about Property Taxes, so “Let’s Talk About Property Taxes” here in the Montgomery County / Dayton Ohio Region specifically… We know (or have heard) that the increases seen this past year due to the continued uptick in the Seller’s Market – has netted about a 34% INCREASE in property tax basis. What does that mean for the average homeowner? Higher Property Taxes, of course. Now that increase you pay isn’t 34% but it is HIGHER and with no real legislation or “control” in place – OHIO is one of the states that this tax can continue to be a burden and negative impact on the future of properties – if not addressed!
Our State Legislation currently has at least 5 bills under consideration – to address Property Taxes. From raising the Homestead Exemption from its current $25,000-$38,000 to a HIGHER AMOUNT; to restricting the amount of increase for those who are Elderly or Disabled or Fixed Income; to potentially a hybrid version that combines a little of all the bills to one. EITHER WAY YOU SLICE IT – People are being TAXED higher than they see the value necessary – and with continued ballot votes that offer LEVY and ASSESSMENTS that can ADD to the Property Taxes, people are just fed up.
This was the perfect time to have our guest speaker, John McManus, the Montgomery County Treasurer, on our recent podcast The Real-Tea – and was he an enjoyable treat to share! His view and perspective on things is coming from a place of “the people” and to hear that he UNDERSTANDS our perspective and feels the PINCH with us, was a welcome and unexpected benefit. I don’t know about you – but having someone in this position who understands and can relate to the plight of the people is certainly advantageous! I say we keep him in the position for a few more terms!?
Take a listen / look at our podcast – there was so much information we had to do a second episode – so don’t miss that one either!
https://youtu.be/U1aT_0Oenx0
https://youtu.be/lSq9D0f3hIQ
Here’s a few of the tidbit details you may want to check out as well:
Do you know how much of your property tax goes to the school district?? 60% ! And levies can either increase or decrease additional funds for this purpose: New levies are making an INCREASE, or a RENEWAL is keeping the level as current. Montgomery County receives 2-4 %
Depending on your property location, the following ALSO receive a portion of your property taxes: Cities, Townships, Parks and Recreation, Emergency Services, Human Services, and Schools including Sinclair and / or Miami Valley Career Tech.
To see what YOUR property tax goes to cover specifically:
- Go to www.mcauditor.org
- Click on Property Search (proceed to site)
- Search By Address (enter your property address as directed)
- Select the Parcel for your property.
On the left side bar – Select the LEVEY DISTRIBUTION and you will see the breakdown of where your property taxes are being distributed.
BEWARE OF SCAMS:
County Recorder’s Office: Fraud Alert Notification System: Recordings filed against your property will be an immediate notification to you so that you can QUICKLY see if there is fraudulent activity against your property.
Sign up for this FREE SERVICE @ https://go.mcohio.org/applications/recorder/fraud/
County Auditor’s Office: Buy with Confidence – a program to offer homebuyers information and resources to avoid being taken advantage of when buying property. https://www.mcohio.org/1480/Buy-With-Confidence
DON’T BUY HOUSES OF FACEBOOK MARKETPLACE or CRAIGSLIST without doing your DUE DILIGENCE TO VERIFY!
John’s passion project is with Financial Literacy for Adults and Children… This is a FREE Program that can be arranged to present information and education on understanding money / budget and financial planning. Contact the County Offices at 937-225-4010 to schedule.
