by Tammy Murphy | Jun 2, 2026 | BLOG, Buyers, Market Updates, Neighbor Chat, Real Estate News, Real Homes to Love, Sellers
Montgomery County real estate market trends for May 2026 reveal a market that may appear to be adjusting on the surface—but remains highly competitive underneath. While some pricing metrics softened slightly, buyer demand and inventory levels continue to tell a much stronger story.
What Happened in the Market This Month
May brought a mix of subtle pricing shifts and strong demand indicators:
• Median Sales Price: $233,000 (-0.9%)
• Average Sales Price: $261,880 (+0.3%)
• Price per Square Foot: $153 (slight decrease)
• Homes for Sale: 968 (-2.8%)
• Closed Sales: 640 (no change)
• Days on Market: 27 (-12.9%)
• Pending Sales: 763 (+17%)
• Months Supply: 1.7 (-5.6%)
At first glance, it may look like the market is leveling out. But when you look deeper, the data shows that demand is still very much present—and active.
What Montgomery County Real Estate Market Trends Mean Right Now
This market is not slowing—it’s tightening.
The surge in pending sales tells us that buyers are still entering the market and making decisions. At the same time, inventory continues to decline and homes are selling faster.
That combination keeps pressure on buyers, even when pricing shows small adjustments.
However, there is an important real-time shift that is not fully reflected in the monthly data.
A Real-Time Look at What’s Happening Right Now
The last two weeks of May were noticeably quiet in several areas.
Showing activity slowed. Movement paused. In some neighborhoods, it felt like things came to a standstill.
That kind of shift can easily give the impression that the market is slowing down.
But in reality, this appears to be more of a temporary pause than a true change in direction.
Seasonal timing plays a role—graduations, end-of-school schedules, and transitions into summer often create a brief slowdown in activity.
And when buyers step back—even briefly—it can feel like the entire market has shifted.
Where the Market is Headed Next
This is where things get important.
When a pause like this happens in a market that already has:
• Low inventory
• Strong buyer demand
• Fast-moving homes
…it often doesn’t last long.
As we move into summer, we typically see buyers re-enter the market quickly. And when they do, activity doesn’t gradually build—it accelerates.
That’s why this current window may be one of the most important moments for buyers.
Those who act now may experience less competition.
Those who wait may find themselves entering a much more aggressive and fast-moving environment.
In other words:
The market didn’t slow—it paused. And that pause may not last.
Why Experience in Today’s Market Matters
There’s a lot of noise right now about the market—some comparing it to “COVID-like conditions” and others brushing it off as sales pressure.
But here’s the reality from someone who is actively working in it every single day:
This market is moving fast. Faster than many buyers expect.
You may not have the luxury of taking a day—or even a night—to think about whether a home is right for you. By the time you decide, there’s a strong chance multiple offers are already on the table.
That’s not a sales tactic. That’s what is actually happening.
As a REALTOR® and Broker/Owner with over 25 years in this business, I bring experience—but just as importantly, I bring current, real-time insight.
I’m not removed from the market. I’m in it.
Showing homes. Writing offers. Negotiating deals. Watching how buyers and sellers are reacting right now—not months ago.
That matters.
Because success in this market isn’t just about understanding real estate—it’s about understanding timing, competition, and how decisions are being made in the moment.
And that only comes from being actively involved, not just observing from the sidelines.
In this market, hesitation doesn’t just slow you down—it can take the opportunity off the table entirely.
by Tammy Murphy | May 2, 2026 | BLOG, Buyers, Current Events, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love, Sellers
What Happened in the Market This Month
April brought strong movement across key indicators:
• Median Sales Price: $243,750 (+18.2%)
• Homes for Sale: Down 8.2%
• Days on Market: 28 days (-33.3%)
• Pending Sales: Up 21.1%
• Percent of List Price: 100%
These numbers confirm one thing: demand is not just steady—it is increasing.
What This Means for Buyers and Sellers
For buyers, the strategy of waiting is becoming more costly.
Homes are moving quickly, and strong offers are becoming the norm. The buyers who are succeeding right now are prepared, decisive, and ready to act immediately.
For sellers, this is a window of opportunity.
Low inventory combined with strong buyer demand creates favorable conditions for pricing, negotiation strength, and shorter timelines.
Where the Market is Headed Next
The most important signal in this market is not just price—it’s behavior.
• Buyer activity is rising
• Inventory is tightening
• Speed is increasing
Unless inventory levels increase significantly, we can expect continued upward pressure on pricing and continued competition among buyers.
Why Experience in Today’s Market Matters
There’s a lot of noise right now about the market—some comparing it to “COVID-like conditions” and others brushing it off as sales pressure.
But here’s the reality from someone who is actively working in it every single day:
This market is moving fast. Faster than many buyers expect.
You may not have the luxury of taking a day—or even a night—to think about whether a home is right for you. By the time you decide, there’s a strong chance multiple offers are already on the table.
That’s not a sales tactic. That’s what is actually happening.
As a REALTOR® and Broker/Owner with over 25 years in this business, I bring experience—but just as importantly, I bring current, real-time insight.
I’m not removed from the market. I’m in it.
Showing homes. Writing offers. Negotiating deals. Watching how buyers and sellers are reacting right now—not months ago.
That matters.
Because success in this market isn’t just about understanding real estate—it’s about understanding timing, competition, and how decisions are being made in the moment.
And that only comes from being actively involved, not just observing from the sidelines.
by Tammy Murphy | Apr 28, 2026 | BLOG, Buyers, Neighbor Chat, Networking, Real Estate News, Real Homes to Love, Sellers
🏡 Real Estate Adventures: You Never Know What’s Behind the Door
(And Yes… Sometimes We Don’t Go In!)
🚪 What’s the Most Homes You’ve Ever Shown?
If you’ve ever wondered what it’s really like behind the scenes in real estate… let me just say this:
Every day is an adventure.
One of the most common questions I get is:
“How many homes do you usually show before a client finds ‘the one’?”
The honest answer?
There’s no “usual.”
- One client: 75 homes in just 2 months (they had specific tastes, knew exactly what they were looking for and some showings were literally only 15 seconds!)
- Another client: 75 homes over 4 YEARS of looking before finding the right fit (again, specific likes / dislikes and no urgency – so waiting for the right one was key)
And here’s the thing—neither is wrong.
Buying a home is one of the biggest decisions you’ll ever make. Some people know instantly. Others take time to explore, compare, and truly understand what feels right.
🏡 My role? Stay patient, stay focused, and help guide every step of the way.
😳 Have You Ever NOT Shown the House?
Now here’s where things get interesting…
People assume real estate is all pretty kitchens and staged living rooms. And yes—those moments exist.
But then there are the other moments.
👉 The “Mold Situation”
We pulled up to a home with a clear notice: “CAUTION – Possible Mold.”
Possible? Let’s just say… there was no question.
Before even stepping fully inside, it was obvious this wasn’t a safe showing environment.
Decision made: We turned around. Immediately.
👉 The “Nope, Not Today” House
Another time, we arrived to find:
- Front door unlocked
- Patio door glass shattered
- Upstairs windows broken
It didn’t take long to read the situation.
I told my clients:
🛑 “Don’t touch anything. This looks like an active situation.”
We stepped back out—without seeing the home.
Because sometimes, the best showing… is the one you don’t do.
😂 “Go Into Real Estate, It’ll Be Fun…”
You’ve probably heard that before.
And it is fun—rewarding, exciting, meaningful.
But what they really mean is:
👉 You never know what your day is going to look like.
👉 You adapt quickly.
👉 You protect your clients first—always.
From dream homes to unexpected situations, this business is anything but predictable.
💡 What This Means for You as a Buyer
Behind every showing is more than just unlocking a door.
It’s:
- Knowing when something isn’t right
- Protecting your safety and your investment
- Helping you stay focused on the right home—not just any home
🏡 Because finding the right home isn’t about seeing everything… it’s about seeing what truly fits.
❤️ Final Thought
Real estate isn’t just about houses.
It’s about:
- Trust
- Guidance
- Experience when things don’t go as planned
And yes… a few stories along the way 😄
💬 Let’s Talk
Curious what’s out there right now?
Or wondering how many homes it might take to find yours?
Let’s have a conversation.
No pressure—just real insight.
🏡 Real Homes. Real Stories. Real Support.
by Tammy Murphy | Apr 14, 2026 | Buyers, Market Updates, Neighbor Chat, Networking, Real Estate News, Real Homes to Love, Sellers
March 2026 Market Recap: Dayton Defies National Trends
Last month, we shared early signs of a steady start to 2026. March has now confirmed that trend—showing stronger listing activity, increased buyer movement, and continued price growth. What we’re seeing isn’t a slowdown—it’s a more balanced, sustainable market taking shape as we head into spring…
While much of the country saw a slowdown in housing activity, the Dayton Ohio real estate market in March 2026 moved in the opposite direction.
Instead of cooling, our local market gained momentum—just in time for the spring season.
Across nearly every key metric, activity increased:
- New Listings: 1,614 homes (+9%)
- Homes Sold: 1,163 transactions (+8%)
- Total Sales Volume: $340.5M (+12%)
- Median Sale Price: $260,000 (+8.3%)
- Average Sale Price: $292,813 (+3.6%)
At the same time, inventory remained active:
- Active Inventory: 1,856 homes
- Pending Sales: 1,898 properties
Although homes are still selling quickly, the sale-to-list price ratio dipped slightly to 99.4%, signaling a subtle shift toward more balanced conditions.
Q1 2026 Year-to-Date: A Strong Start to the Year
Looking beyond March, the first quarter confirms that Dayton’s housing market remains stable and growing.
From January through March 2026:
- New Listings: 3,857 (+4.7%)
- Homes Sold: 2,900 (+4%)
- Total Sales Volume: $828.9M (+7.8%)
- Median Sale Price: $254,650 (+8.3%)
- Average Sale Price: $285,861 (+3.6%)
Even with slight shifts in negotiation dynamics, the market continues to show consistent appreciation and healthy transaction volume.
A More Balanced—but Still Competitive—Market
One of the most important trends to watch:
- Sale-to-list ratio: 98.7% (slightly down)
This indicates that while homes are still selling close to asking price, buyers are beginning to regain a bit of leverage.
NOW – While the data shows a more balanced market overall, the best homes are still creating urgency, competition, and quick decision-making for buyers.
Here’s the reality on the ground:
➡️ Well-priced, well-presented homes are still moving FAST
➡️ Serious buyers must act immediately
➡️ Preparation—not just interest—is what wins deals
This is not a contradiction—it’s a layered market.
Just this week, I caught a listing the moment it hit the system, contacted my client immediately, and we were touring before the sign even hit the yard—and we secured the deal!
by Tammy Murphy | Mar 31, 2026 | Belmont, BLOG, Buyers, Centerville, Clearcreek Township, Current Events, Estate Planning, Kettering, Miami Township, Miamisburg, Neighbor Chat, Networking, Oakwood, Oregon District, Real Estate News, Real Homes to Love, Sellers, Senior Living, South Park, Springboro, Sugarcreek Township, Washington Township, West Carrollton
🏡 Declutter to Dollars: Turns “Stuff” Into Cash…
Declutter to Dollars is a new service designed to help homeowners sell household items with less effort and less moving. Whether you are downsizing, right-sizing, or simply ready to clear space, this structured approach allows items to be sold in place, through a virtual storefront, or via a Pop-Up setting for smaller items—creating a more convenient and efficient way to transition.
If you’ve ever thought…
👉 “What am I going to do with everything in this house?”
👉 “I know there’s value here, but it feels overwhelming…”
You’re not alone.
One of the biggest challenges homeowners face—whether preparing for a move, downsizing, or simply reclaiming space—is not the home itself…
…it’s everything inside it.
That’s exactly why we created Declutter to Dollars.
This is a simple, structured way to:
✔ Turn unused household items into cash
✔ Clear space without the chaos of traditional sales
✔ Avoid last-minute stress before a move
As an added service through our brokerage, Declutter to Dollars fills a gap in the current market by offering a flexible, organized alternative to traditional consignment and resale. With options for in-home sales, virtual listings, and Pop-Up opportunities, this service is tailored to the type and volume of items—providing a customized approach that works for each client’s situation.
No crowds. No guessing. No overwhelm.
👉 You can preview how this works here: https://rh2l.com/declutter-to-dollars/
Preview our Inventory here: https://rh2l.com/store-items-available/
(This page is currently in testing and not yet linked on the main site—so you’re getting an early look.) AND YES, I welcome your FEEDBACK!!
💡 Why This Matters
Most people don’t realize how much value is sitting right in their home.
Furniture, décor, clothing, and everyday items can quickly add up—but without a plan, it often gets pushed aside or donated without a second thought.
Declutter to Dollars gives you a way to:
👉 Simplify your space
👉 Create extra cash
👉 Move forward with clarity
“Sell in place. Simplify your space. Move forward.”
🎯 SPECIAL OFFER
🎉 No Consignment Fees – Limited Time
To introduce this new service, I’m offering:
👉 NO consignment fees for the month
If you’ve been thinking about clearing things out, this is the perfect opportunity to try it—without added cost.
(In the future, this service will include a base setup fee and consignment structure—but for now, I’m opening this up to clients who want to take advantage early.)
📣 If You’re:
- Thinking about selling
- Downsizing
- Cleaning out a home or helping a family member
- Or just ready to reclaim your space
👉 Let’s talk.
I’ll help you create a simple plan to turn what you no longer need into something valuable.
Reply to this email or reach out directly to get started.
by Tammy Murphy | Mar 31, 2026 | Kettering, Neighbor Chat, Real Estate News
We’re sharing this update with our RH2L community by cross-posting a conversation from our Real-Tea Podcast—so you can quickly understand what’s being discussed locally and decide what it means for you.
A proposed $512 million school levy in Kettering is getting attention—but most homeowners aren’t getting clear, straightforward context on how it could impact them.
Instead of repeating headlines or taking sides, this episode focuses on the questions homeowners are already asking—about cost, timing, and whether there are alternative approaches worth considering.
🎙️ Watch the Full Conversation (This episode is designed to give you clarity—not tell you what to think.)
https://youtu.be/9_BsMeKtudk
Why This Conversation Matters
This isn’t just about schools—it’s about how large-scale decisions like this intersect with:
- Your property taxes
- Overall cost of homeownership
- Long-term financial planning as a homeowner
If you live in Kettering (or are considering it), this is the kind of conversation that directly affects your day-to-day reality.
AND – if one school district can do this – others could follow suit (BTW West Carrollton did it, but they used BOND programs).
❓ The Questions Being Asked Right Now
In the podcast, we explore questions many residents are already thinking about:
- Does everything need to happen all at once?
- Are there more phased or flexible approaches?
- How does this align with what homeowners are currently experiencing financially?
These aren’t political questions—they’re practical homeowner questions.
