New Numbers for a New Year!

Hello all!  It’s been crazy- busy at our home, and I’m sure at yours too.  I hate to be a cliché and write about looking back, and looking forward, but hey, it’s January of a new year. What can I say?

Ok. I promise.  I’ll keep my philosophical ranting, and resolution making and breaking discussions, off this page, and stick to some good old fashioned MLS market data to keep you up to date.

The following data is for single family homes only, Butler, Warren, Hamilton, and Clermont County. 

This data is compiled from The Greater Cincinnati Multiple Listing Service, as of about 10:30 a.m. or so today.
Once again, a “Distressed Property” is a bank owned or government owned foreclosed on property, or a property still owned by a consumer, but requiring bank approval for a “short sale”.

Obviously, the numbers speak to the issues we have all experienced in the local real estate market.  I want to point out that, while indeed, there was an explosion of distressed properties for sale over the last few years, the MLS wasn’t as strict or accurate “pre-market correction” as it is currently.  In other words, we didn’t keep track as well of short sales.  Many real estate agents didn’t even know what a short sale was until the last couple of years.  I remember a conversation in early 2007 with 25 year veteran about my fear that we would be seeing more and more short sales in the coming years.  Her response…”what’s a short sale?”  So there you have it.

Here are some current numbers:

2010 To Date as of 10:30 a.m. January 4, 2010

One thing that jumped out at me here is that while the average list price in the 4 main counties of Greater Cincinnati is $240,144, the average list price of the home under contract, waiting to close, is significantly lower: $157,854.  That tells me that the lower priced “bargains” continue to fuel this market.  It will be interesting, of course, to see what this next year brings.  The good news is that if this is your snapshot in time to be entering the real estate market as a buyer, there is still plenty of good reason to do so: low interest rates, tax credits, good inventory, and you still have the upper hand in most markets and price points.

Sellers:  don’t be discouraged. If this is your snapshot in time to put your home on the market,  just be sure to hire the team of agents with a proven track record, good marketing ideas, and a head for numbers ( hint, hint).  Priced well to be the “next best value”, your home will sell.    The RealCincy Group is here to offer advice and keep you up to date on the competition. In Ohio & Kentucky, we can help.  With our OUTSTANDING marketing and trend watching, we’ll get your home sold

More Cincinnati real estate information can be found at RealCincy.com

Stalled Luxury Home Sales

A few months ago I gave you information about the upscale housing market in the Greater Cincinnati area.  Those areas included Butler, Warren, Hamilton and Clermont counties.  We discussed the Jumbo Mortgage Market, and how tight control on the interest rates for the luxury home market may be slowing the housing market, at the “grass roots” level.

I just put together an update with closed sales stats through November 15, 2009.  I thought you might like an update.

Single Family Sales: Butler, Warren, Hamilton and Clermont Counties.
Source: Greater Cincinnati Multiple Listing Service

It’s possible that once the current 23 pending sales do close, that we the “Over $700k+” sales will not come to the anticipated 138 total.  We will just have to see if those homes, in this buyer driven market, that are priced close to the $700,000 list price, do indeed sell over $700,000

More Cincinnati real estate information can be found at RealCincy.com

Welcome to the Jungle!

Where can you feast on a lunch of fresh smoked salmon sushi under a giant, pink elephant head?  Where can you watch the enormous can of Campbell’s Soup enjoy a good time on a giant swing?  What other grocery brings shoppers in to shop, in a tour bus?  It can only be Jungle Jims!

Jungle Jim’s location is 5440 Dixie Highway (Route 4) in Fairfield, but going there feels like a shopping vacation!  Depending on where you live in the Greater Cincinnati area, it can be a bit of a drive.  From Milford or Eastgate,   it’s about 30 – 35 minutes.  From points in Mason, it will be perhaps 20 – 30 minutes.  If you live in the Hyde Park, Mt Lookout area, again, about 30 minutes.  But seriously. What else do you have to do on your day off? Laundry? Wash the floors? Nope….plan a trip to the Jungle.

The lively animated characters will entertain the kids, and the food selection will knock your socks off.  We can take a ½ hour just looking at the cheese selections. As Jungle Jim’s boasts over 1400 cheese selections in just the International Cheese section alone, before you even hit the deli, you can see why we get stalled! The bakery is just painful to enter if you have a sweet tooth.  So many dessert options. So little time.  There is an outstanding deli of course.  Select one or two of the overwhelming number of delicious prepared salads to enhance your main course.  There is a Natural Foods section, International Foods, and fresh Seafood.   You just have to go.

Soup on a swing? Why not!

We had our smoked salmon sushi lunch, and were treated to a complimentary taste of the hot cider.  We found the free samples of an outstanding fresh antipasto, and then tried the sample of whipped salmon mouse on a flat pretzel. Yes, if you are lucky, you can graze your way through the store.  Saturday and Sunday are the big sample days. 

There are more than just groceries here of course.  The Shasta store is fun. As in “She Hasta Have That”. Clever. If you have errands to run, there is a bank, post office and pharmacy to help check those chores off the list.  Be sure to check out the 2009 America’ Best Bathroom award winner.  I don’t generally recommend any particular locations “comfort station”.  Just trust me on this one.

There isn’t enough room here to discuss this place. I haven’t even mentioned the monorail, the humidor or the wine selection. Visit their site for all the latest information, including cooking school information and the online flyer of weekly specials.

More Cincinnati real estate information can be found at RealCincy.com

More Mortgage Changes!

Having just missed Halloween, I may be a little late to try to scare you with a horror story or two. But hey! There’s never a moment when a good story to shake things up isn’t welcome.  Today, I wanted to share a potential trend that a few of us have experienced in the “wonderful world of real estate”: the lenders becoming involved in the home inspection negotiation process. If that doesn’t scare the living daylights out of you, maybe it should.

At the risk of redundancy, I’ll say it again. Home sellers REALLY need to have a home inspection prior to putting their home on the market. The little quirks and irks you’ve lived with for the last 5 – 15 years will show up on the inspection.  I know you don’t think the way the dryer vent exits the house right next to the outside air condition unit is an issue, but your buyer will. It’s been that way since the house was built in 1983. Doesn’t matter. It will show up on the report. 

I have already gone on about how this inspection portion of the purchase process can spook a nervous buyer and irk a seller who feels as though he has gone as low as he can go in this market, and he can’t be bothered with $300 roof repairs, $500 worth of broken window seals and a fireplace cap that needs replaced.  Knowing this information up front and having already made the necessary repairs, puts this seller in better negotiating position. And in this “buyer’s market”, wouldn’t you, as a home seller, want to find SOME advantageous position? And buyers, wouldn’t you like to buy a well maintained home that isn’t fraught with “surprise” issues? Just buy the home, bring your toothbrush, and move in!

A couple of lenders in the area have begun to ask for a copy of the home inspection summary page, and the addendum between buyer and seller outlining how any repairs will be handled.  One lender insisted on a physical re-inspection of the property prior to closing on what most of us would consider a “typical” FHA purchase.  Because the majority of home buyers do not care to pay for a 2nd home inspection, generally speaking, a walk-through prior to closing and collecting receipts for the work performed will insure compliance of the addendum. This issue arose: who pays for the inspection, and who is now the inspector’s client?

Another problem to consider is this:  the lenders are now telling buyers they want a “sign off” on the repairs, a statement of satisfaction with the work performed, well in advance of our contractual opportunity to complete our  “…within  48 hours prior to closing…” examination of the property. Generally about 5 days prior to closing so the paperwork can be processed in time for the appointed closing date.  Moving is a busy time, and most sellers wait until the last minute to complete repairs, especially if the luxury of a few days of occupancy after closing is negotiated into the contract.  We need to know that this is a possibility, and amend the wording of our purchase contract and / or addendum, to insure the buyers can comfortably sign off on repairs that they have had the opportunity to inspect. In other words: Sellers be ready because my buyers and I are coming over sooner!

Not to be an alarmist, but I am concerned a bit that if underwriters or loan processors 4 states away review an inspection report, and the agreement between buyer and seller on certain repairs, then decide they don’t like the agreement made between buyer and seller, are they now opening up the opportunity to insert their opinion on the resolution?  I don’t know. That is a little scary to me.  If your eyes are rolling at me right now, I understand. But loan processing is a very different scenario than it has been in the past.  I’ve had this discussion with agents and loan officers who all wonder if this is a passing fad, or harbinger of even more changes to come. 

Personally, I think much of this issue could be resolved by sellers taking the bull by the horns and just getting their homes in order prior to putting them on the market.  Make sure the GFCI plugs are where they need to be. Have a fireplace? Get it cleaned and inspected. Make sure it’s been deemed safe to use by a pro. Clean the gutters and tighten the wobbly ceiling fans. I know. Those are not “material defects”, but trust me on this one: they will be on the report.  Have the HVAC cleaned and inspected. It will show up on the report if you don’t have receipts to show it’s been done.

Do you have a list of things to do prior to closing? Please complete those items ASAP.  Not all buyers have their “backs against the wall” and will be certainly in a position to delay closing until they are satisfied that all work has been completed as contractually agreed.  A delay in closing may not be in your best interest either, so fix those windows, and clean those gutters because we are coming over to re-inspect!

More Cincinnati real estate information can be found at RealCincy.com

Back to school in Cincinnati!

“Do you have any lunch money?” “What should I wear tomorrow Mom?”  “ Are my new jeans clean?”

School is back in session and there is a new rhythm to life. The kids’ new clothes are hanging in the closet ready for the cool, brisk fall air. The school buses are out and running, classes are in session and it’s all about the Friday night football.

So how did the summer selling season go here in the Greater Cincinnati market? Well, I’m glad you asked. Overall, the Ohio housing market continues to show signs of improvement. There were signs of stabilization in July, with activity nearly dead on June activity.
Let’s look at this spring and summer selling season for 2009. Butler, Warren, Hamilton and Clermont counties, compared to 2005 – 2008. All information comes from the Greater Cincinnati Multiple Listing Service.

April 1 – August 31 – Single Family Homes – Butler, Warren, Hamilton & Clermont

   Year      # of Sales      Average List Price      Average Sales Price
   2005     10,144            $187,403                                 $182,223
   2006        9,868           $189,233                                 $183,643
   2007        8,821           $190,810                                 $183,342
   2008        7,320           $183,007                                 $174,375
   2009        7,174           $175,819                                 $165,954
Conclusions:  The $8000 tax credit combined with low interest rates, plentiful home options and more than enough “fixer-uppers” spurred the market forward.  You can see the average list price was down over $7000. There were deals to be had as the average sales price dropped over $8,400 from the same time period last year.  Sales noted as “distressed” claimed 25% of the summer single family market, or 1787 homes of the 7,174.

From home shopping with buyers recently, in several areas of town, I can tell you this: I have observed that prices have begun to stabilize, and as I‘ve been saying, “The good ones will sell.”  Unfortunately, too many Mason home sellers in the $300k – $400k range are terribly overpriced. Too cluttered. Too personalized. Too high. Homes in the Oakley, Hyde Park, and Mt. Lookout area in and around the $200k price range are flying off the shelf. It is definitely NOT a buyer’s market in all areas of town or in all price points.   Do you own a good starter home in Union Township?? Consider it sold.

The housing inventory is a little picked over, so if you have a nicely decorated and staged, well priced, well maintained home, now just might be a good time to go on the market. Warning: Don’t try to push up the price! We aren’t out of the woods yet, but there are ready willing and able buyers.

Would you like detailed information about your neighborhood? Let the RealCincy Group know and we would be happy to prepare a Right Price Analysis for your home.

More Cincinnati real estate information can be found at RealCincy.com

When gold coins were plentiful, the princess was loved by the people. After the darkness appeared, some would even want to literally argue, challenging her to a duel, about why their castle was special, and how it had escaped the plague on the land. “But I’m next to a park” shouted one! “But I’ve just drained the swamp!” yelled the other. “Could you not see that I’ve painted the Great Hall blue, the master suite purple, and shined all the suits of armor?!” raged the next.

After the darkness appeared over the faraway land, some people decided to not sell, but perhaps re-finance their castle. Maybe take cash equity out of the castle, and dig a bigger moat or pay down some credit cards. Perhaps finance a trip to another far away land: Acapulco or the Grand Cayman Islands for instance.

If we are going to re-finance, we’re going to need an appraiser. If we have an appraiser, we have an opinion of value. The key word here is “opinion”.  I’m not here to suggest that we send the appraisers to the stockade.  Not even close. I successfully work closely with an appraisal group to assist me with our Serious Seller Program. Now, that being said, let the story telling continue.

A couple of weeks ago, someone I know gave me a copy of an appraisal, now about 6 months old.  If you can remember back with me, to January 2009, the Greater Cincinnati real estate market wasn’t exactly stellar, and the MLS stats that I posted outlining 2008 final numbers spoke to that point. As the market has continued to remain low these last 6 months, it’s possible that the future reporting will show that it was better then, than it is today!

I would love to be able to share the entire contents of this book of fiction, um, professional appraisal, but ya’ know that’s not going to happen. I will however, continue with the “fairy tale” aspect of this story, by sharing a couple of key thoughts. This was a well intentioned appraisal, I’m sure. However, the mistakes made, and the storybook effect of this tale of fiction disguised as an expert appraisal, has yet another homeowner thinking her castle may be worth a few thousand more than it is.

The point of the appraisal was, as you’ve probably gathered, for a re-finance.  The home is served by a school district with an “Excellent” rating, per the Ohio Department of Education. That school district had 207 sales in July 2008 – January 2009. In the same time period, one year prior, July 2007 – January 2008, there had been 236 sales.  I know you did the math: 29 fewer sales
Now, check out this information:
2006 – 504 Sales. Median List Price: $215,000 Median Sales Price: $209,250
2007 – 419 Sales. Median List Price: $205,000 Median Sales Price: $195,000
2008 – 387 Sales. Median List Price: $189,900 Median Sales Price: $184,500

Here’s how the fairy tale continues: this appraisal was performed the first week of January 2009, thus the appraiser would have concentrated on the 6 months prior to the report.  The appraiser would have access to the above information; however, this is not the type of sales history an individual appraiser will take the time to create or consider for one homeowner. The appraiser commented that this area had “…stable to modestly increasing property values.” I don’t know about that. What do you think?  $184,500 SOUNDS like quite a bit less to me than $195,000. A $10k drop in median value for one of Greater Cincinnati’s most popular areas in one year’s time! That’s information I might like to have if I’m selling a home, or re-financing and looking for true market value, (not pumped up re-fi value)  now that the dark cloud of slow sales has moved over the land.

Let’s consider something else in the appraisal that will cause even the sturdiest gargoyle to rock off its base. Under the “Additional Listings” section of the report, the appraiser voluntarily and arbitrarily decided to discuss a home that was being offered “for sale”, in “active” status in MLS, far above the most probable sales price, or market value, of the subject property. This home was entered into the report as an “oh, by the way” commentary. Just what did the appraiser say? Glad you asked. She noted that while “…this is not to be considered a comparable, due to the fact that it does not meet the requirements of a comparable, which is a closed sale. This listing exhibits the strength of the market in the area”.  In my book, 32 fewer sales than the year before, with a $10,000 drop in median price doesn’t sound too strong…but what do I know?   That “non-comp”  home was on the market, the day of the appraisal, January 6, 2009 at $183,500. It had first entered the market priced at $187,500. Currently, the home is still being marketed, 301 days later, and reduced to $177,500.

In some wierd way, I guess you can say the this home “…exhibits the strength of the market…” I just don’t think that was the twist the appraiser was going for.

In the meantime, there is a homeowner who has been given some “false hope” about the reality of the real estate market. Unfortunately, she has put her faith in this appraisal that is riddled with inaccuracies. I think I know a princess whose frock is about to get dirty.

More Cincinnati real estate information can be found at RealCincy.com

Columbia – Tusculum can boast having some of the most amazing Victorians in Cincinnati, 2 and 3 stories high, with Palladian windows, stained glass, leaded glass, stone steps, and wrought iron fences.  While being home to some of the area’s most gorgeous, 100+ year old renovated Victorians, there are still some “diamonds in the rough”.  If you are up to a renovation project, this might be a good place to explore.

Other housing styles are available in the area.  There are contemporary styles with breathtaking river views, and upscale, luxury condos with high end finishes. The best in urban chic!  Many enjoy a 10 year tax abatement.  There is some new construction, or newer built homes:  upscale, with all the fine appointments you would expect.

Columbia-Tusculum is just 10 minutes to Hyde Park Plaza, and  15 minutes to Rookwood Commons.  Residents enjoy Alms Park, for the kids play area, walking trails, for communing with nature, all overlooking the Ohio River. Close by is Lunken Airport, first established as a barnstorming airport just after WW1, now serves as a landing for private planes. Neighboring Lunken Fields is available for tennis, golf, baseball, roller blading and jogging.  Columbia Square is rapidly under construction, with new opportunities for office space, retail and restaurants.  Recently, Anytime Fitness and Bruegger’s Bagels entered the square.

Catch up with all the happenings at the official Columbia-Tusculum web site.

Ready for a night out?  Meet up with your friends at any of these great places:

Allyn’s Café – Since 1991! This is “the place” in Columbia-Tusculum. Awards include Best Beer, Best Café, Best Mexican, Best Booth at the Taste of Cincinnati, Best Gator….yes, as in alligator.

Bella Luna- Authentic Italian from the Sicily & Calabria regions. Excellent!

The Precinct – One of my personal favorites. Special occasion food, and special occasion prices. Special, unless you are one of the local sports stars, power players, and celebrities in the room (we saw Jane Seymour last year). When only the best selection and quality seafood or steaks will do.

Stanley’s Pub – Sorry, no link. Just good live music, a bit of a dive, and a very good time. Outdoor patio for warm weather enjoyment , and a pool table. Have fun!

More Cincinnati real estate information can be found at RealCincy.com

Once source of this information is the RE/MAX Unlimited network of agents.  There is an ongoing, and every changing list of homes and condos being offered for various leasing arrangements on our intra-net.  The RE/MAX Unlimited network of agents receives a daily update from our main office. They do a great job of keeping us up to date on everything real estate related in this constantly changing environment.  Included in the update is new information, as it is gathered, on rentals offered.  We will be glad to access that information for you.

The multiple listing service will also help in the search for temporary housing.  Keep in mind that most people in the Cincinnati MLS are offering their home “for sale”. The vast majority of sellers want to transfer the property and would not, in a million years, consider leasing. However, upon occasion, a seller will instruct the listing agent to advertise in the “Agent Remarks” section, blind to the public, that they are willing to lease or lease/option the home.  We would be glad to do a little research for you and see what we can find.  That information can also be found in the marketing remarks that you, the public, will see in your Market Monitor that we will set for you.

Many people moving to the area are less interested in a home, due to the grass cutting and maintenance aspect that is involved. Maybe just dad is coming here soon and the family will follow just as soon as the sale closes, but the job starts immediately!  I have an idea there too!

I recently spoke with Marc Fisette of Equity Corporate Housing.  Marc has let me know that they are able to provide short –term housing arrangements in one of their many apartment homes.  Equity Corporate Housing secures luxury apartments, unfurnished or fully furnished to meet your needs, throughout the Greater Cincinnati area.  The apartments are generally 2 bedroom options, although there are occasionally 3 bedroom arrangements available.  The furniture provided is new and up to date.  There is a full sized washer and dryer, unlimited local phone and expanded cable service, including high speed internet access….standard!

While there is a 30 day minimum stay, this can really relieve the burden of dragging all of your worldly processions to the city, putting them into a home you won’t be in very long, then dragging them off to your new home in 30, 60 or 90 days.  If you decide that this is a good option for you, just let me know. I will be glad to put you in touch with Marc.

Be sure to request your copy of The Insider’s Guide to Cincinnati to help you learn more about your future city.  This up to date book includes really good information on shopping, tips on getting around town, golf courses, area attractions, things to do with kids, and yes, plenty more.

I also want to reach out here to those of you that do offer rental homes or condos in the Cincinnati & Northern Kentucky area. Send me an email of your homes and terms available. I would be glad to put you in touch with those that come to us with short term, or long term rental housing needs.

Hope that helps!

More Cincinnati real estate information can be found at RealCincy.com

The FHA 203K is for owner occupied properties only. There is a down payment minimum of 3 ½%. Sorry, no investors will qualify for this specific program.  If you are shopping in the foreclosure market, be sure to address this with your lender during your pre-approval process. Now that you’re ready to home shop, let’s break it down so that if you find “the one” but it could use some sprucing up, you’ll be ready.

1. Get your pre-approval. Know your loan limits and comfort zone. View homes that may interest you, and identify which home is “the one”.
2. Prior to writing your purchase contract, you need to determine the following:
• The extent of the work necessary.
• Approximate costs
• Impact on market value.  After the work is complete, you want to make sure that the price you pay for the home, plus the costs of repairs, makes sense.  The two should add up to current market value (if in good condition) or less.  Certainly never more!
3. Make your best offer.  Be sure your agent writes in the financing section of the contract you will be applying for a 203K.  The contract should be contingent upon loan approval, and you, the buyer’s, acceptance of any additional required improvements as determined by the lender or HUD.
4. Prepare your write-up and cost estimate.  You’ll want a plan reviewer to assist you with the paperwork.  You’ll receive a HUD Case # and move onto appraisal and inspection.
5. Meet the plan reviewer and contractor if applicable, to make sure the plans are acceptable. The program requirements and all the paperwork is prepared accurately.
6. Appraisal is performed
7. The lender reviews the application, including the appraisal, to determine the maximum amount they will lend.  The issuance of Conditional Commitment/Statement of Appraised Value is issued.
8. You will now need to provide to your mortgage consultant all final documentation she requests to obtain full loan commitment: bank statements, paycheck stubs, W-2’s, etc.  Your employment will be verified. Once that is reviewed and accepted, the lender issues full loan commitment.
9. Day of Closing!  It’s yours!  The documents are drawn up stating the conditions the lender will release the funds for improvement from the Rehabilitation Escrow Account (REA).  You will be required to start making monthly payments on the entire principle amount of the mortgage, including the amount in the REA that has not yet been disbursed. There will be a 10%- 20% contingency reserve of the total remodeling costs. This is used to cover any extra work not originally included in your proposal.
10. Construction begins.  You have 6 months to complete the work.  Some lenders will require less than 6 months, depending on the amount of work to be performed.
11. Funds are released from the REA after work is inspected and approved by the HUD approved inspector.  There is a maximum of 4 draws plus a final inspection draw in that 6 month period.
12. Enjoy your new home, and start realizing the benefits of home ownership, and feel free to admire your handiwork.

I broke down the process into pretty easy steps.  There are more details that you need to know.  Not just single family homes will qualify, but 1 – 4 family units.  Condominiums will qualify with certain specifications.  There is a $5000 minimum requirement for eligible improvements.  Cosmetic repairs like replacing that ugly orange shag carpet and shiny wallpaper from the disco era don’t qualify under the rules of 203K.  If they need to be replaced as part of the total re-hab, they can be considered.  Structural alterations and repairs, like that block basement wall, do qualify. So do chimney repairs, roofing and gutters.

I’m going to send you to The Department of Housing and Urban Development’s website, so that you can get more detailed information. Read up on the 203K process, in detail, and you’ll be a more confident buyer as you move through the foreclosure market.  As always, if you see any homes that interest you, and you want to explore them, give the RealCincy Group a call. We’ll be glad to assist!

More Cincinnati real estate information can be found at RealCincy.com

A common misconception that potential buyers may have, especially first time buyers that know little about the process, is that working with several agents will get them better, faster results, and that they will see more homes.  Buyers want to make sure that they are not missing out on any homes that may be in their price range, in the areas of town they like. A buyer may not understand how the Multiple Listing Service works, and that all realtor® members have access to all listed properties. If a buyer has 2 or 3 agents that they decided they might like to work with keeping them informed about the market, and providing them with listings, the buyer should quickly see a duplication of efforts. That can become confusing and result in problems down the line about who is entitled to claim that they “threshold” the buyer, and ultimately represented the buyer at contract time.

Agents have a Standard of Practice, 16-9 in the REALTOR® Code of Ethics, that dictate that we must make every reasonable effort to ensure that the buyer we are getting ready to assist is not under a contractual obligation with another agent to provide the same service. That is why we ask if you’ve been working with anyone. Please let us know. We will make every effort to make sure you see our listing and work cooperatively with your agent if the answer is “yes”.

To ensure that you are receiving top-notch representation, and to make sure you are seeing all homes that could suit you and your family, commit to one agent.  Your agent should be a member of the Greater Cincinnati Multiple Listing service, like all members of The RealCincy Group.  Randy is also a member of The Northern Kentucky MLS, and can assist you in both Ohio and Kentucky.

You can tell if your agent is listening to your wants and needs, taking into consideration your preferences, and comfort price range, and providing listings to you that most closely meet your criteria.  You should expect updates as frequently as the market changes: immediate notification of new listings that match your criteria, and notification of price reductions. 

Your agent should be able to discuss with you market trends and analysis, and provide you with the information you need to make a good, solid home buying decision.  Your agent should provide you with information about how Agency Representation works in this area: buyer agency, seller agency and disclosed dual agency.  Your agent, in my opinion, should be a full time, dedicated real estate professional, not someone that sells “after my real job” or while the kids are in school. In this market, most of those “dabblers” have gone on to another job…..but they are still out there. Be careful!

Not all real estate agents are the same. I know realtors® that have been in the business for 15 – 20 years, but sell about 3 or 4 homes a year. Real Estate Agents pay big dues and fees. We buy all of our own equipment (lockboxes, keypads, signs, etc) and pay for continuing education, so that never made sense to me.  Anyway, is that person going to have the field experience necessary to guide you through the process? Is the agent that you choose to work with also holding down a full-time job elsewhere? How tapped into the market do you think they are when they don’t have the time to watch MLS, read trade publications, and perform trend analysis? How quick will she be to address any issues that arise during the day, when her boss doesn’t allow personal calls on the clock?

One great analogy I heard was this: many of us have a driver’s license, but do we all have the skills necessary to drive safely and negotiate difficult road conditions? One trip around I-275 on a rainy day in rush hour answers that question!

For outstanding service and representation, work with a RE/MAX agent.  RE/MAX agents sell 39% more homes than our fine competitors at other national franchises. That translates into experience. You need experience to guide you through the process.  Now, as if there were any question, I am going to recommend not just any RE/MAX agent, but a member of The RealCincy Group with RE/MAX Unlimited. 

Give us a call or send an email.  Don’t Call on Signs. Don’t Call on Ads…..Call one of Us!

More Cincinnati real estate information can be found at RealCincy.com