by Tammy Murphy | Aug 2, 2025 | Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
July 2025 Real Estate Market Update: Strong Summer Momentum in Dayton
Hello, Dayton! Summer is in full swing, and the local housing market is showing continued resilience and growth. July 2025 brought impressive gains in home prices and sales, reinforcing the strong upward trend in the Miami Valley’s real estate market.
Homes Sold: 1,426 (+5.8% YoY)
Total Sales Volume: $434M (+13.9%)
Median Price: $270,000 (+9%)
Average Price: $304,479 (+7.7%)
New Listings: 1,837 (+12.3%)
Active Inventory: 2,357 homes (1.65-month supply)
July’s data shows that buyers remain active in the market, and homes continue to sell at their asking price, maintaining a 100% sale-to-list price ratio. This is a clear signal of a healthy, competitive market.
Homes Sold: 8,251 (-2.8% YoY)
Sales Volume: $2.42B (+2.9%)
Median Price: $255,000 (+7.1%)
Average Price: $293,666 (+5.9%)
New Listings: 10,746 (+3.9%)
Even with a small dip in total units sold year-to-date, the upward movement in prices and total sales volume shows that the Dayton market remains strong. Buyers are paying more for homes, and sellers are seeing steady appreciation in property values.
What This Means for Buyers and Sellers
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For Sellers: Rising median and average prices, along with a strong sale-to-list ratio, make this an excellent time to consider listing your home. Even with inventory levels increasing, homes continue to sell quickly and at competitive prices.
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For Buyers: While sales are slightly down, the influx of new listings provides more options. With prices on the rise, acting sooner rather than later can help secure a home before values climb further.
Let’s Connect!
The Dayton market continues to offer opportunities for both buyers and sellers. If you’d like a no-obligation assessment of your home’s value or want to explore your buying power in today’s market, we’re here to help. Reach out and let’s make your real estate goals a reality!
by Tammy Murphy | Jul 11, 2025 | BLOG, Current Events, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
You hear it from TAMMY first, as she continues to keep an eye on the market data; and now officially, we are getting updates that reflect the same.
Market Shift Alert: What Today’s Real Estate Trends Mean for You
The real estate market is evolving—and if you’ve been waiting for the right time to make a move, you might want to pay attention. We’re seeing a notable shift in the housing cycle that could benefit both buyers and sellers in very different ways. Here’s what’s happening and why timing (and the right Realtor) is more important than ever.
Longer Listing Times = More Choices
One of the most noticeable changes is that homes are staying on the market a bit longer than they did during the recent red-hot seller’s market. While that might seem like a concern to some, it actually has a silver lining:
✅ Inventory is increasing.
✅ Buyers have more options.
✅ There’s time to breathe and make confident decisions.
For sellers, this means adjusting expectations and pricing strategically. For buyers, this creates a more balanced playing field—less rushing, more negotiating.
Price Reductions + Seller Incentives Are Making a Comeback
As sellers respond to market conditions, we’re beginning to see price adjustments and, more importantly, the return of meaningful seller concessions. These can include:
Seller-paid closing cost assistance – helping buyers reduce upfront costs
Home warranties – offering peace of mind for potential repairs
Seller-paid title insurance or transfer fees – cutting down buyer expenses
In a competitive market, these extras were rare. Now, they’re back—and smart buyers are taking advantage.
Why Timing & Personal Strategy Matter
Whether you’re buying or selling, your personal timeline plays a major role in how you navigate this shifting market.
Need to move quickly? There are ways to position your offer or list strategically to align with the current momentum.
⏳ Flexible on your timing? We might be able to negotiate stronger terms to your advantage.
The key is to have a Realtor who understands the local market and can tailor a strategy that matches your goals. There’s no one-size-fits-all solution—just informed, professional guidance that puts your priorities first.
The Bottom Line
The market is adjusting, and that opens new doors for opportunity—whether you’re moving up, scaling down, or buying your very first home. Don’t go it alone. Let’s talk about your unique situation and how we can make the current market work for you.
Contact TAMMY today for a personalized market update and strategy session. Your next move starts with the right plan!
by Tammy Murphy | Jun 19, 2025 | Current Events, Investor Relations, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love
May 2025 Dayton Region Real Estate Market Update
As we move through 2025, the Dayton area’s real estate market continues to demonstrate resilience, despite some shifting dynamics. The month of May brought encouraging signs, including steady home values, while the first five months of the year have painted a slightly different picture in terms of sales volume. Let’s dive into the details for both May and the year-to-date performance.
May 2025 Highlights:
In May, we saw a slight dip in the number of sales, with a decrease of 3.37%, totaling 1,346 transactions compared to 1,393 in May of 2024. However, this minor decrease in sales volume did not signal a weakening market. In fact, the total sales volume for the month reached an impressive $404.45 million, just edging out last May’s total by 0.16%. This modest increase in total dollar volume, despite fewer transactions, underscores the continued appreciation in property values.
The median sale price in May jumped 6% to $265,000 from $250,000 last year, and the average sales price also saw a significant 3.66% increase, rising to $300,485. These trends indicate that property values in the Miami Valley are on a solid upward trajectory, reflecting strong demand and limited inventory.
Year-to-Date (Jan-May 2025) Overview:
Looking at the year-to-date data, sales volume has experienced a decrease of 7.75%, with 5,371 homes sold compared to 5,822 during the same period in 2024. This reduction in the number of sales was reflected in the total sales price for the year-to-date, which dropped by 4.45% to $1.52 billion, down from $1.59 billion in 2024. While this decline in volume may seem concerning at first glance, the most notable trend is the continued increase in home values.
Both the median and average sale prices have seen significant gains. The median sale price for the first five months of 2025 surged by 9.52%, reaching $230,000, while the average sales price rose by 3.57% to $282,605. This indicates that, although fewer homes are being sold, those that are on the market are appreciating at a healthy pace, reinforcing the overall strength of the housing market in the region.
Inventory and Listings:
The number of new listings in May was slightly up, increasing by 0.34% to 1,766 homes, compared to 1,760 in 2024. Year-to-date, new listings have grown by just 0.17%, with 7,105 homes added to the market so far this year. This indicates that while the influx of new properties remains stable, it is not outpacing demand, contributing to the continued rise in home prices.
At the end of May, the number of active listings stood at 1,900, up from 1,540 last year, representing an increase in available inventory. However, the market remains competitive, with a 1.4-month supply of homes available, which is relatively low, indicating that properties are continuing to sell quickly.
Key Takeaways:
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Sales volume is down slightly, but home values continue to appreciate.
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Median sale prices are up by 6% in May and 9.5% year-to-date.
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Average sale prices increased by 3.66% in May and by 3.57% year-to-date.
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Inventory levels remain relatively low, contributing to upward pressure on prices.
While some shifts in sales volume are expected in a transitioning market, the strong appreciation in property values provides a positive outlook for both sellers and buyers. Sellers are benefiting from rising home prices, and buyers, while facing increased prices, still have opportunities to secure homes in a market that remains steady despite the challenges of limited inventory.
If you’re thinking about buying or selling, now is the time to reach out! We can help you navigate these market trends to make the best decisions for your real estate needs.
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 | 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.
