CALL US: (513) 560-8002

Cincinnati and Northern Kentucky Real Estate Blog

Triple Crown New Construction in Union, KY

Check out this walkthrough of the Blair model home in the Justify development of Triple Crown Union, Kentucky.  Built by Fischer Homes this home features 4-5 bathrooms, up to 5 bathrooms, 3000 square foot and up and many more features.  Take a look and reach out if you need assistance buying a new construction home.  If you are interested in buying a new construction home in Northern Kentucky or Greater Cincinnati please reach out to me at: paul@cincinkyrealestate.com or call/text 513-560-8002

...

What Are Pocket Listings: A Comprehensive Guide

Pocket Listing

What Are Pocket Listings:  An Indepth Guide

Pocket listings are off-market real estate sales, often kept private and not published on MLS. These listings are only shared with a select group of preferred clients or agents. While pocket listings offer privacy for sellers and potentially less competition for buyers, they also limit property exposure and raise ethical and industry concerns.

Finding pocket listings can be done by working with knowledgeable agents, exploring private networks, or understanding the Clear Cooperation Policy by The National Association of Realtors.

It's crucial to weigh the pros and cons and consider the impact on market transparency and compliance with fair housing laws.

In my experience as a real estate agent, many people don't know what a pocket listing is and how they work. We will clear up that mystery for you.

How Pocket Listings Work

Pocket listings are a unique aspect of the real estate industry that operates outside the traditional public listing approach. We will explore off-market listings' basics, benefits and drawbacks, and important legal considerations.

The Basics of Pocket Listings

At their core, exclusive listings are properties that are not publicly advertised on the Multiple Listing Service (MLS). Instead, they are marketed privately and exclusively shared with a select group of clients or agents. Pocket listings are kept 'in the listing agent's pocket,...

Questions to Ask a Builder Before Buying New Construction

Questions to Ask a Builder

Questions to Ask a Builder Before Buying A New Construction Home

When buying new construction, asking the builder the right questions is important. We will cover various aspects to consider when buying new.

You'll see a detailed analysis including the builder's background and credentials, selecting the right type of construction, a checklist of questions for homebuyers, contract and warranty details, financing options, customization possibilities, quality assurance, completion timeline, HOA management, energy efficiency, visiting the construction site, and communication channels with the builder.

One thing to keep in mind is you should always have a Realtor when buying new construction. Making mistakes and finding yourself in a tough situation without representation is easy.

Gain insights and make informed decisions before purchasing your new home.

Understanding the Builder: Company Background and Credentials

When embarking on purchasing new construction, it is vital to understand the builder's background and credentials thoroughly. By considering their experience and reputation, you can gain valuable insights into their expertise in the construction industry.

Company Experience in Construction

One crucial aspect to inquire about is the builder's experience in the construction field. Understanding how long they have been in business, their track record, and the number of successful projects they have completed can indicate their level of expertise and reliability.

Top Real Estate Builders in the Market...

June 2023 Greater Cincinnati Luxury Real Estate Market Report

High mortgage rates are causing buyers to step back and continue to rent.  Others who may have sold to upgrade their home are also opting not to sell as the prospect of having to buy with the current mortgage rates does not make financial sense for many.  Either mortgage rates will need to come down or those who are selling their homes will need to cut the price if it is not selling in this environment.

Greater Cincinnati Luxury Market Report June 2023

Monthly Increases are Seasonal - With low inventory and high interest rates for mortgages homes are moving vary slowly.  The price increases that have been had are the typical price increases that is seen during the spring selling season.

...

June 2023 Greater Cincinnati Multifamily Market Report

The data you see below is from the Cincinnati Multiple Listing Service (MLS).  Average days on market refers to how long on average a property stays on the market before accepting an offer.  The properties sold represents the number of multifamily properties that have been sold during the month being reported on.  If there is other data you would like to see please feel free to make a request in the comments below.

June 2023 Greater Cincinnati Multifamily Market Report

...

What is an FHA-Approved Condo List?

What is an FHA-Approved Condo List?

Demystifying FHA Approved Condo Lists: A Comprehensive Guide

The Federal Housing Administration (FHA) plays a vital role in expanding homeownership opportunities for individuals and families across the United States. One of the ways it accomplishes this is through its FHA condo approval program.

We will delve into the intricacies of FHA condo approval and the significance of the FHA-approved condo list. FHA-approved condos are more saleable than those that are not.

FHA loans are a popular option for those buying a condo, especially for first-timers.

What is FHA Condo Approval

FHA condo approval is a process through which the FHA determines whether a condominium project meets its specific criteria for financing. These criteria are designed to ensure the condominium project's financial stability, sustainability, and quality.

By approving a condo, the FHA essentially declares that it meets the requirements for buyers to secure FHA-insured loans.

Importance of FHA Condo Approval

The importance of FHA condo approval cannot be overstated, as it holds numerous benefits for buyers and sellers involved in purchasing or selling a condominium unit.

Let's explore the key reasons why FHA condo approval is significant:

Access to FHA Financing

FHA approval opens the doors to FHA-insured mortgages for potential buyers. FHA loans...

Pros and Cons of We Buy Ugly Houses

Pros and Cons of We Buy Ugly Houses

What to Know About The We Buy Ugly Houses Company

Have you heard or seen the We Buy Ugly Houses advertisements and wondered what they were all about?

When homeowners hurry to sell their properties, they often explore alternative options that provide quick, hassle-free solutions. We Buy Ugly Houses is a well-known company that promises to purchase homes in any condition. Maximum Real Estate Exposure explains the good, bad, and ugly.

Companies that buy houses for cash offer sellers a convenient way to offload their properties without going through the traditional real estate process. We will delve into the pros and cons, analyze reviews of the company, and address concerns regarding its legitimacy.

Pros

The company provides an alternative solution for selling a home with various benefits. With quick cash offers, the ability to sell properties without repairs or renovations, no commissions or fees, and a streamlined process, homeowners can find convenience and simplicity in selling their properties.

We will explore the pros and cons and analyze its value proposition as an alternative selling option.

Quick Cash Offers

We Buy Ugly Houses specializes in buying properties for cash, providing homeowners a swift solution to their selling needs. This can be a significant advantage if you're in a time-sensitive situation or facing financial difficulties.cash...

Sanctuary Village, Villa Hills, KY Mitchell Home Tour

I recently had an opportunity to tour the Mitchell model home built by Fischer Homes in the new construction community of Santuary Village in Villa Hills, Kentucky.  This new build community will have a community pool, club house, workout room and more.  For the Mitchell model you can get 4-5 bedrooms, between 2-5 bathrooms and a 2 or 3 car garage.  Take a look at the walkthrough and reach out to me if you are interested in buying a new construction home in Northern Kentucky or Greater Cincinnati, Ohio area.

...

What Does Rent to Own Mean in Real Estate?

What Does Rent to Own Mean in Real Estate?

What Does Rent to Own Mean in Real Estate?

If you don’t have money saved for a down payment but renting feels like you are wasting cash, rent-to-own homes are an option that might be a better fit. Rent to own offers some of the advantages of buying and renting. Could it be right for you?

If you are contemplating buying your first home but don't meet the qualifications yet, renting to own could be an excellent option.

But how does rent-to-own work, and what do you need to know before choosing this option? Let's examine what rent-to-own homes are and what you should know about them.

What are Rent-to-Own Homes?

A rent-to-own agreement allows you to purchase the home you are renting. You will likely pay more than other rentals if you sign this kind of agreement. However, this extra money will become your down payment when the lease ends.

There could be an "option fee" to pay when choosing this arrangement, which might cost you between 2% and 7% of the home’s value. If you don’t buy the home, you will lose this and the extra you have paid in rent.

How Does Rent to Own Work?

With a rent-to-own home, your rent payments help you eventually buy the property. Part of your rent will become your down payment when you decide to buy at the end of the lease.

The Advantages of Rent-to-Own

What To Know About Remodeling A Bathroom

Bathroom Remodel

What To Know About Remodeling A Bathroom

Remodeling a bathroom can add some freshness to a home and increase the utility of the bathroom when done right.  When done wrong a bathroom remodel can make things look and run worse.  The bathroom needs to be functional otherwise there will be no benefit for the remodel.  The tips in this article provide homeowners with some smart tips on how to properly remodel a bathroom.

Try Not to Take Away Bathroom Space

Taking away bathroom space by either adding in large fixtures like cabinets and showers or taking away bathroom space for other rooms can quickly turn a bathroom remodel into a disaster.  Bathrooms are usually made smaller compared to other rooms and taking away space from an already small bathroom will not result in a positive return on investment even if the space is used someplace else.  Tiny, cramped bathrooms are more likely to turn off future buyers.  If a bathroom is already on the smaller size then best bet is to remodel without taking away any useable space from it.

Adding or Removing a Shower/Tub

If the bathroom has enough space to add a shower or a tub where none is currently present this may or may not help the home value.  Some home buyers still expect there to be a half bath where there should be one and where there are already plenty of full baths in the home.  On the other hand, where a home has fewer baths as it is, adding a shower/tub to a half bath can improve thefaucet value of a home.  Where a home goes from one and a half bath to two full baths more buyers will...

May 2023 Greater Cincinnati Multifamily Market Report

The data you see below is from the Cincinnati Multiple Listing Service (MLS).  Average days on market refers to how long on average a property stays on the market before accepting an offer.  The properties sold represents the number of multifamily properties that have been sold during the month being reported on.  If there is other data you would like to see please feel free to make a request in the comments below.

May 2023 Greater Cincinnati Multifamily Report

...

May 2023 Luxury Real Estate Market Report

More homes have sold as the weather has warmed up and as well more luxury homes have been listed for sale in the Greater Cincinnati area.  We should see a bit of a slow down in sales as people leave town for summer vacations.  Mortgage rates have moved back into the 7% range for conventional mortgages.  Jumbo mortgage rates are in the 6-7% range as well.

Greater Cincinnati Luxury Real Estate Market Report May 2023

...

Do You Need A Permit For That Home Improvement?

Do You Need A Permit

Do You Need A Permit For That Home Improvement?

Whether one is expanding a deck, putting on a new deck, adding a she-shed, remodeling a kitchen, adding a bathroom or something else it pays to check with the local zoning and building department to make sure whether a permit is needed.  Every location will vary in what does and what does not require a permit.  Certainly the work can be done without a permit and there are contractors out there who will do the work permit or no permit.  The risks though from having no permit for a home improvement job include fines, being forced to undo the work, buyers walking away from a purchase contract, insurance denying a claim and more.  Be sure to understand local permit rules in order to stay above board with your home with the tips in this article.

Is a Permit Needed?

Different cities and states have different requirements, so it is always helpful to call first and make sure whether a permit is needed or not.  Just because a permit was not needed in the last place a homeowner resided in does not mean a different city won’t require a permit for the same work.  While there probably will be an expense associated with getting a permit, failing to get a permit will cost much more, especially if the homeowner is required to undo the work or the contractor decides to take shortcuts that result in unsafe work.  Local building/zoning departments have staff to guide homeowners on the process of applying for a permit if one is needed.  

Benefits of Doing Permitted Work

During the permit process the work is usually inspected to make sure it is up to code.  Things like HVAC, electrical and plumbing are not areas where one should...

Common Seller Mistakes That Will Result In An Unsold Home

Common Seller Mistakes That Will Result In An Unsold Home

Common Seller Mistakes That Will Result In An Unsold Home

With the higher mortgage rates have come the initial steps of a shift in the real estate market .  Whereas sellers found selling homes to be a rather easy process with multiple buyer offers in the recent past, that has changed.  Buyers are being pickier with homes and some buyers have decided to wait until home prices or mortgage rates come down.  Sellers need to be on top of their game when selling a home to make sure they sell quickly.  Some of the mistakes noted below are things that can be avoided when listing a home for sale.

Over Pricing

Pricing a home is both a factor of recent home sales and the current mortgage rates.  Home sellers need to understand that higher rates mean buyers need to shop in lower price ranges than prior.  When rates were low a buyer could afford a more expensive home since the monthly payments were also lower.  As mortgage rates have moved up so have the monthly mortgage payment.  A $400,000 dollar house purchased at a 3% mortgage rates results in a $1517.77 a month mortgage payment (assuming 10% down payment and not including taxes or insurance).  At 6.5% that same mortgage payment for the $400,000 house is $2275.44.  That represents an increase of $757.67 to the monthly mortgage payment!

A buyer who could afford the $400,000 at 3% mortgage interest rate now can find themselves priced out of the same house at a 6.5% mortgage rate.  If there are no buyers of a home at the 6.5% interest rate then that means the home is overpriced and in order to get it sold the seller will need to cut the price.  ...

April 2023 Luxury Real Estate Market Report

Days on market has been coming down but the median selling price is also down.  Sales have increased in what should be a typically more active spring home selling season.

April 2023 Greater Cincinnati Real Estate Luxury Market Report

...

April 2023 Greater Cincinnati Multifamily Market Report

The data you see below is from the Cincinnati Multiple Listing Service (MLS).  Average days on market refers to how long on average a property stays on the market before accepting an offer.  The properties sold represents the number of multifamily properties that have been sold during the month being reported on.  If there is other data you would like to see please feel free to make a request in the comments below.

April 2023 Multi-Family Report

...

Negotiating Post Inspection Repairs

Negotiating Post Inspection Repairs

Negotiating Post Inspection Repairs

After an offer has been accepted by the seller the buyer is usually tasked with getting an inspection performed on the home during the agreed to time frame.  Having an inspection performed is an important thing to have done as it provides to the buyer a detailed report of the current condition of the home.  If there are major issues with the home, then repairs might in order or the buyer can opt to move on and find another home.  As based on the current condition the price offered may not be worth it.  Buyers may still like the home but, may want repairs done in order to make sure they get a quality home upon closing.   This article explores how home buyers and sellers can negotiate repairs based on a home inspection report.

Review The Home Inspection Report

Once provided the home buyer should review the home inspection report and ask questions of their real estate agent and home inspector to make sure they fully understand any potential condition issues noted.  Home inspectors are generalists and while they can identify issues with particular areas of the home they will usually recommend further inspection be done by a licensed professional (where licensing is a requirement) specializing in the area of concern.  Sellers sometimes may call into question certain repair requests based on their knowledge of the home.  Having a definitive opinion from a professional server contractor can help settle any debate between the buyer and the seller.

Buyer Agrees to Take Home As-Is

If the issues are not major or the issues are something the buyer can deal with on their own (see below) then the buyer can tell the seller...

March 2023 Greater Cincinnati Multifamily Market Report

The data you see below is from the Cincinnati Multiple Listing Service (MLS).  Average days on market refers to how long on average a property stays on the market before accepting an offer.  The properties sold represents the number of multifamily properties that have been sold during the month being reported on.  If there is other data you would like to see please feel free to make a request in the comments below.

March 2023 Greater Cincinnati Multi-Family Report

...

March 2023 Luxury Real Estate Market Report

Median price has gone up from February 2023 and the average days on market has also reduced which means the luxury real estate market is showing signs of life.  More homes have been sold and the real estate listings have also increased.

March 2023 Greater Cincinnati Luxury Real Estate market Report

Housing Starts and Permits Drop in March - There were some revisions to the February numbers but higher rates are causing things to slow down in the new construction home market.

...

How Do Construction Loans Work And When Are They Best to Use

How Do Construction Loans Work And When Are They Best to Use

How Do Construction Loans Work And When Are They Best to Use

Are you starting to think about buying a home? Have you looked at properties on the market, but nothing jumped out at you?

Maybe you have specific things you want in a home you can't find. If this sounds like you, custom building a home may be the route you want to take.

Building your own home will allow you to make your best choices from top to bottom.

But how do you go about financing a new home-building project? We will explore everything you should know about getting a loan for construction. Construction loans have a bit more work to them than traditional financing.

Let's examine what you need to know about construction loan financing.

What is a Construction Loan?

A construction loan is designed to cover the cost of building a new home. With a construction loan, a borrower will receive a lump sum of money that they can use to pay for the costs of building their new home. Construction loans are short-term and typically have a duration of one year or less.

A construction loan can be obtained through a bank or other financial institution. To qualify for a loan, the borrower must meet certain criteria, such as good credit and a reliable income.

The loan amount is typically based on the estimated cost of the home-building project.house on scales

Once the loan is approved, the money is typically disbursed to the borrower in stages. These stages are called “draws” and typically...

Blog Archives

Posts By Category

All Categories Cincinnati (10) Cincinnati Multifamily Market Overview (4) Commercial Real Estate (5) First Time Home Buying (2) Home Buyers (57) Home Ownership (53) Home Sellers (80) Investment Property (16) Knowledge (34) Luxury Home Buyers (6) Luxury Home Sellers (14) Luxury Real Estate Market Overview (34) Mortgage (3) New Construction (7) Podcasts (6) Real Estate Investing (8) Real Estate Market Statistics (49) Sellers & Buyers (51) Selling Your Home (1)

Posts By Month

Grab Our RSS Feed

Greater Cincinnati Communities

Northern Kentucky Communities

Map Search

Use our interactive map search system to find your dream home today!

What's My Home Worth

Find out about recent area sales and current neighborhood market trends.

Have Questions?

Our real estate experts can assist you with all of your real estate questions.