What I Tell Clients Before They Ask.
Straight answers about buying and selling in Warren, Montgomery, Greene, and Clinton counties — written by a Realtor who is also an attorney and a Seniors Real Estate Specialist.
Start Where
You Actually Are
Five running threads. Market numbers get updated every quarter; the guides get revised as Ohio rules and local conditions change.
What prices, inventory, and days on market are actually doing in Springboro, Centerville, Beavercreek, Mason, Waynesville, and Troy — community by community, not one blended Dayton average.
Gate commutes, BAH against a mortgage, VA loan mechanics, buying from overseas, and the Ohio closing details that surprise families arriving from Texas, Virginia, or Germany.
Selling a longtime home, estate and trust sales, probate transfers in Montgomery and Warren counties, and the Ohio homestead exemption — the legal and practical pieces together.
Offers and contingencies, inspection deadlines that are shorter than people expect, closing costs, tax proration, and the title problems worth catching before they cost you a closing.
What a comparative market analysis actually measures, Ohio seller disclosure obligations, which pre-listing repairs return their cost, and how to read an offer past the headline number.
If something here raises a question about your own situation, ask. Most of what gets written on this page started as a question a client asked first.
Everything, Newest First
- Downsizing After Decades in the Same House: Getting the Order of Operations RightSelling the longtime family home is a sequencing problem more than a selling problem. The tax bill, the homestead exemption, probate paperwork, and the house itself — here is the order that keeps a downsizing move calm.
- One of a Kind: The Most Unusual Homes on the Market in Dayton & Cincinnati Right NowA Gilded Age estate with its own casino building, an 1879 farmhouse on 17 acres, a turreted Victorian for $139,900, and an entire 1850 downtown building. Six one-of-a-kind properties on the market right now in Dayton and Cincinnati — and what buying an unusual home really involves.
- Things to Do in Dayton This September: The Whole Month, SortedSeptember might quietly be Dayton’s best month — the Air Force Marathon with the Thunderbirds, DAI’s Oktoberfest, free Levitt concerts, and festivals every weekend. The whole month sorted for families, kids, and grown-ups, with dates verified.
- The Cincinnati Riverfront Market: A Former Downtown Resident’s GuideWhere riverfront living actually happens in Cincinnati — The Banks, Lytle Park, Riverside Drive, Mount Adams, Columbia Tusculum — from a former downtown resident.
- Moving to Dayton, Ohio: An Honest Local’s GuideReal numbers, real employers, and the suburbs people actually choose. An honest local’s guide to moving to Dayton, Ohio — housing costs, the Wright-Patt effect, and where to start.
- Fall in Waynesville: Ohio’s Best-Kept Autumn SecretA village of 3,000 people hosts a festival that draws more than a hundred times its own population. A look at fall in Waynesville — and what it is like to live here year-round.
- Where Wright-Patt Families Actually Live: A Gate-by-Gate Look at the Communities Around BaseEvery PCS guide names the same four suburbs. None mention the thing that actually decides whether you like your commute — which gate you use, and whether it is open.
- Southwest Ohio School Start Dates 2026: The Four-Week Spread That Catches Movers Off GuardCenterville goes back August 12. Huber Heights goes back September 8. Same metro, twenty-seven days apart — what that means if you are closing on a house this month.
- PCSing to Wright-Patterson AFB: 9 Things to Know Before You BuyYou have about 90 days, you have probably never been to Ohio, and the internet is full of advice written for every base in America. Here is what actually matters at Wright-Patt.
Question about your own situation?
General guidance only goes so far. If you want an answer specific to your home, your timeline, or your orders, call or write — there is no charge for a conversation.