How the New Health Care Bill will impact real estate taxes.

The claims about the health care bill are a severe exaggeration. Here is the realty: Currently, when someone sells a home, provided that he or she has lived in and owned it for at least 2 of the last 5 years, then he or she gets to exclude the first $250,000 of gain. That’s gain, not purchase price. A married couple gets to exclude $500,000. Now, what does the new tax do? If someone has gain on the sale of a house that is above and beyond the excluded gain described above (so, a single person who has a profit – sale price in excess of purchase price – of more than $250,000; or a married couple in excess of $500,000), then in addition to the already existing capital gains tax of 15%, there is  another 3.8% tax that goes to Medicare. The misinformation currently being circulated states that the sale of a $100,000 home would be taxed $3,800. In actuality, if a married couple sold a $100,000 house for $700,000, then they would pay $3,800 in this tax. And I wouldn’t feel too bad for them.

As you can see, this health care bill would not be the end of the world because the additional tax would only apply to the realized gain, and only then to the amount of gain above and beyond a certain threshold. If you have any further questions about how the health care bill could affect you, or about any other real estate related matters, please contact us.

 7795 Haverhill Ln.

This pristine 3 bedroom 2 bath Hamilton Township home is located in a great neighborhood that boasts a pool, ponds, and a play ground.  It has been lovingly maintained and thoughtfully updated with all new carpet,  paint, and kitchen appliances, including a double oven. The vaulted family room with gas fireplace opens up to the back yard, revealing a paver patio with views of the large, serene lot.  The eat-in kitchen is large enough for entertaining guests, while the vaulted master bedroom is a quiet retreat with a walk in closet and en suite master bath. This stylish home offers you first floor living. Nothing to do but move right in!   For more information on the neighborhood click here.

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Across the nation Realtor.com is the go-to website for people searching the internet for a home. In many cities it is the only site where you can see all of the inventory from all of the Realtors in one convenient place.  However, in Cincinnati we have something that a lot of other cities do not – Listing Reciprocity.

Listing Reciprocity means that all of the Realtors can showcase each other’s listings on their website. In a sense every real estate brokerage becomes a marketer for every listing that is in the Multiple Listing Service (MLS).  This means a lot of good things for home buyers, sellers, and agents.

1. Home Buyers can see every listing in the MLS system from any website. In fact you can search all of the MLS listings on our Cincinnati Property Search Page!
2. Home Sellers get full exposure across the entire MLS Network. Buyers can use any brokerage’s search and have access to all the listing.
3. Cincinnati real estate agents can easily create searches for their buyers and pull comparable data for their listings from one place.
4. Since the systems are electronic the data is current and in near real time.

In some markets where there is no reciprocity buyers have to visit multiple websites to see all of the inventory, or use an aggregator. In those markets listing aggregrators deliver a lot of value to everyone.

However aggregators of listing data like Realtor.com are not that widely used in Cincinnati because of Listing Reciprocity. When every website has all of the listings, no one website has a data advantage.  If you have been browsing real estate websites looking for the right house, or are curious about potentially selling your current home contact us for a free consultation! 

This Sunday we will be holding an open house at 3121 Dot Dr. It will be open from 12:00 noon through 1:00 PM. If you or anyone you know is looking for an amazing 4 bed 2 1/2 bath home in Amberley then we encourage you to stop by. The complete renovation is stunning and this is an opportunity not to be missed.

Five Tips for First Time Home Buyers:

1. Establish good credit. Get a credit card, and pay the bill on time each month (bonus points for paying down the entire balance monthly). If you are renting an apartment or have a car loan, be sure that they are in your name and that you are paying for them on time and in full each month.
2. Start saving for a down payment. Open a savings account or stock brokerage investment account and start making regular deposits.
3. Study up. Read some books about real estate, financial management, and buying a home. As you prepare for future home ownership, you’ll be making this investment with both eyes open and a clear sense of what you’re getting into.
4. Research where you’d like to live. People are more mobile than ever before, and chances are good that you’ll someday live in another city or state. Look into housing costs and opportunities in other parts of the country that interest you.
5. Ask for advice. Asking questions about real estate to people in the know is a great way to ensure that you will be an informed buyer when the time is right. Family and friends who have experience purchasing a home or who work in the real estate field can be a wealth of information. This is where Alison and I can come in handy. Please  contact us any time- we would be happy to answer any questions that you might have!

Complete renovation of an Amberley gem! Move right in and relax, knowing that all of the updates to this beautiful home have already been done! The entirely new gourmet kitchen provides a great space for cooking leisurely meals, while the large lower level recreation room with wet bar provides plenty of room for hosting guests. Smart, stylish updates abound throughout the house, are too numerous to list. Great floor plan,  great attention to detail, great value! All of this on a quiet, cul-de-sac street. Don’t wait!

Featured Updates Below The Map!

Pictures of 3121 Dot Drive

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FEATURED UPDATES

Removed all old cabinets, appliances, counters, mirror backsplash – Winter 2009
Refinished hardwood floors – Winter 2009
Removed wallpaper from walls and ceiling – Spring 2009
Repaired plaster and updated electrical: including the addition of several dedicated circuits –
Spring 2009
Painted ceiling and walls – Spring 2009
New cabinets and Corian® counters, double integral sink with new faucet – Summer 2009
New stainless steel refrigerator, dishwasher, microwave and double oven – Summer 2009
In-Sinkerator® garbage disposal – Summer 2009
Ran new venting duct work for stove vent (on microwave) – Summer 2009
New track light installed – Summer 2009
Installed new ceramic tile backsplash – Summer 2009

Entry Hall:
New nickel brushed hardware installed on front door – Winter 2009
Removed textured wallpaper – Winter 2009
Removed wall mirrors from two walls – Winter 2009
Refinished hardwood floors – Winter 2009
Replaced skylight lights – Winter 2009
Plaster skim coat on walls – Fall 2009
Painted walls – Fall 2009
Painted coat closet – Spring 2009
Installed new and painted baseboard molding – Fall 2009
Installed new electrical outlets and switches – Fall 2009
Painted and installed mirror frame – Winter 2010
Painted mail drop box and replaced knob – Winter 2010
Painted front and back of the front door – Fall 2011
Painted and installed new six panel doors on coat closet and basement – Winter 2011

Living Room:
Removed old baseboard and forced air cover – Winter 2009
Refinished hardwood floors – Winter 2009
Removed old trim molding and repaired wall plaster – Fall 2009
Removed old paneling and trim above the mantle and installed new drywall – Fall 2009
Repaired textured ceiling – Fall 2009
Painted stone work around the fireplace – Fall 2009
Built and painted new mantle – Fall 2009
Painted ceiling, walls and trim, including new baseboard trim – Winter 2010
Installed new electrical outlets and switches – Winter 2010

Dining Room:
Removed old trim and baseboard molding – Winter 2009
Refinished hardwood floors – Winter 2009
Plaster skim coat on all walls – Winter 2010
Painted ceiling and walls – Winter 2010
Painted folding doors – Fall 2011
Painted and installed new crown and baseboard molding – Fall 2011
Painted and installed new six panel door with brushed nickel hardware – Fall 2011
New electrical outlets and switches installed – Fall 2011

Den/Family Room:
Repaired damaged wall – Winter 2009
Removed old built-in shelf from wall with fireplace – Winter 2011
Installed cabinet doors on either side of fireplace – Summer 2011
Replaced recessed lights and breakfast bar lights– Summer 2011
Exposed and sealed brick above breakfast bar – Summer 2011
Painted ceiling, walls and trim – Summer 2011
Updated electrical switches and outlets – Summer 2011

Hall Bathroom:
Removed flamingo pink tiles, toilet, sink and tub – Winter 2009
Replaced and repaired plaster/drywall – Spring 2010
Installed ceramic tile floor – Spring 2010
Installed new vent/light combo – ran new venting through the attic to soffit – Spring 2010
Painted ceiling and walls – Spring 2010
Installed new toilet, vanity, counter and fixtures – Summer 2010
Installed new tub and surround with new fixtures – Summer 2010
Installed new lights, mirrors and medicine cabinet – Summer 2010
Painted linen closet and replaced hardware – Summer 2010
Installed new towel bars and toilet paper holder
Painted and installed new baseboard molding – Fall 2010
Installed new six panel door with brushed nickel hardware – Winter 2012

Master Bedroom:
Removed carpet and padding – Winter 2009
Removed built-in drawers from closet – Winter 2009
Refinished hardwood floor – Winter 2009
Stripped wallpaper from walls – Winter 2009
Removed trim and baseboard molding – Winter 2009
Repaired plaster walls and ceiling – Summer 2010
Painted ceiling and walls – Summer 2010
Installed new ceiling fan and light – Summer 2010
Painted and installed new crown and baseboard molding – Summer 2010
Replaced electrical outlets and switch – Summer 2010
Installed custom closet organization unit by ClosetMaid® – Fall 2010
Installed custom sliding doors on closet – Fall 2010
Installed new closet light with dual switches – Fall 2010
Installed new six panel door with brushed nickel hardware – Winter 2012

Master Bathroom:.
Stripped old wallpaper – Fall 2009
Removed full-wall mirror and old vanity combo – Fall 2009
Ran a new vent through attic to soffit – Fall 2009
Painted ceiling and walls – Fall 2009
Replaced toilet with water efficient model – Fall 2009
Installed new light – Fall 2009
Installed new sink/vanity with granite counter and new fixtures – Fall 2011
Installed new six panel door with brush nickel hardware – Fall 2011

Green Bedroom:
Removed carpet and old trim molding – Winter 2009
Refinished hardwood floor – Winter 2009
Repaired plaster on ceiling and walls – Fall 2011
Painted ceiling, walls and closet – Fall 2011
Painted and installed new custom baseboard molding – Fall 2011
Replaced electrical outlets – Winter 2012
Replaced ceiling fan/light – Fall 2011
Installed new six panel door with brushed nickel hardware – Winter 2012

White bedroom:
Removed built-in drawers from closet and built-in vanity/dressing table area – Winter 2009
Refinished hardwood floor – Winter 2009
Repaired wall from built-in gap – Winter 2010
Replaced ceiling fan – Fall 2010
Painted ceiling, walls and trim – Fall 2010
Installed new six panel door with brushed nickel hardware – Winter 2012

2nd Floor Hallway:
Removed carpet – Winter 2009
Refinished hardwood floor – Winter 2009
Installed digital, programmable thermostat – Spring 2009
Stripped textured wallpaper – Spring 2009
Repaired plaster on walls and ceiling – Spring 2009
Painted ceiling and walls – Summer 2010
Installed new light fixture – Summer 2010
Painted stair risers and trim – Fall 2011
Replaced light switches – Winter 2012

Office:
Removed bright orange built-in laminate desk/work space – Winter 2009
Repaired walls and ceiling – Winter 2009
Painted walls, ceiling and closet – Winter 2009
Painted and installed new baseboard molding – Winter 2009
Painted door and installed new brush nickel hardware – Fall 2011
Replaced electrical outlets – Winter 2012

Yellow Bedroom:
Removed carpet and baseboard molding – Winter 2009
Refinished hardwood floor – Winter 2009
Extensive plaster repair to walls and ceiling – Winter 2009
Painted walls, ceiling and closet– Winter 2009
Installed new light fixture – Winter 2009
Painted and installed new baseboard molding – Fall 2011
Painted door and installed new brushed nickel hardware – Fall 2011

3rd Floor Hallway:
Removed carpet and baseboard molding – Winter 2009
Refinished hardwood floor – Winter 2009
Stripped wallpaper – Winter 2009
Removed old intercom speaker and wire – Winter 2009
Repaired wall – Fall 2011
Painted ceiling and walls – Winter 2012

Movie Room / Rec Room:

Replaced carpet – Winter 2009
Removed excess lighting and shelving – Winter 2009
Painted closets – Winter 2009
Installed new light in rec room – Summer 2010
Installed new vinyl flooring – Fall 2011
Painted walls and ceiling – Fall 2011

Mudroom/Laundry:
New washer and dryer – Winter 2009
New carpet on stairs – Winter 2009
New vinyl floor – Fall 2011
Repaired plaster on walls and ceiling – Fall 2011
Installed new light fixture – Fall 2011
Painted ceiling and walls – Fall 2011
New door hardware installed – Fall 2011

Half Bath:
Installed new vanity/sink and mirror – Fall 2011
Repaired and painted ceiling – Fall 2011
New vinyl floor – Fall 2011
Painted walls – Fall 2011
Installed more efficient, double-hung window – Winter 2012

Whole –house Interior Updates:
Installed new water heater – Winter 2009
Added insulation in the attic – Fall 2009

Whole –house Exterior Updates:
Re-flashed and repaired roof around the back chimney box – Spring 2009
Removed various dead bushes, shrubs and trees – Spring 2009
Built and installed three wooden gates – Spring 2009
Removed decrepit stairs from west side of house – Spring 2009
Built and installed new stairs on the west side of the house – Spring 2009
Replaced various gutters and downspouts – Summer 2009
Replaced various pieces of siding that was in disrepair – Summer 2009
Refinished copper roofing over bay window – Summer 2009
Painted the exterior of the house – Summer 2009
Removed old, rotted deck – Summer 2010
Installed new French drain around patio – Summer 2010
Built new deck and stairs on back of house – Summer 2010
Built new railing and stained deck and patio on back of house – Summer 2011
Repaired and stained back fencing – Summer 2011

5 Tips to Selling a House in the Winter

1. Price Your Home to Sell – Realtors in Cincinnati and elsewhere will tell you to be reasonable on your asking price, but this is especially true in the winter months. If you are a new listing you have to realize you are competing with stale holdover listings from the Summer and Fall. Proper pricing gets attention and can lead to a faster sale.
2. Use the Right Real Estate Pictures – Make sure that your home has exterior images on days where there is no snow, and there is tons of light. That image is the first thing a potential buyer will see online. If you think you may sell in the Winter get a picture in the Fall before the leaves and snow fall.
3. Clean Up Your Front Yard – Snow only covers so much, so make sure you clean up all of the Fall leaves, branches, and rake out the flower beds. Make sure that your exterior lights are all in good working order, and shovel / salt your driveway and walkway every day. You never know when you will have a showing!
4. Winterize Your Home’s Decor – Yes it is winter, but that is not license to cover every square inch of your house with Christmas decorations in early November and leave them up until February.  Seasonal decorations are certainly appropriate, but aim to make the decorations highlight the home not overshadow it. Remember that you want the home to appeal to as many people as possible.
5. Warm Your Home Up – In Winter you want a home to feel as warm and welcoming as possible. That means two things in particular: Lighting and Heat. If you do not have a lot of overhead light in the home go out and purchase additional floor lamps to make rooms look bright and inviting. Also set your thermostat higher, if possible, when you know you have showings. Nothing is more comforting that walking into a toasty house from a snowy driveway.

Interested in listing your home this Winter? Contact us to talk about how we can help you sell your home.

3610 Carpenters Creek is a traditional home with an open floorplan has 4 bedrooms and 6 baths and is complete with beautiful finishes on the inside and out. It is ideally located in the heart of the Carpenter’s Creek neighborhood on a private and level lot. Enjoy the wooded view and serene back yard from the spacious deck or the solarium both accessible from the kitchen and family room. The interior of the home has an updated kitchen with stainless appliances, a large island, butler pantry, built-ins, and granite countertops. There is a spacious family room, first floor study with built-in bookshelves, finished lower level with a full bath. The second floor features a large master suite with dual walk-in closets and a bathroom as large as some bedrooms. There are two sizable bedrooms with a Jack and Jill bathroom and a full guest suite with full bath as well. The community has a pool and tennis court and is also in Evendale where there is a community center with a fitness center, pool, and has classes for adults, children and families. The home while in Evendale is in the Sycamore School District.

3610 Carpenters Creek For Sale

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We see it all the time – buyers find a beautiful home which, to the naked eye, seems to be in great condition. Which is why we remind our buyers that only a trained inspector can identify underlying issues that could cost them pain, heartache, and cold hard cash in the long run.

How the Home Inspection Process Works.

Once an offer has been accepted, Alison and I put our clients  in touch with one of our recommended home inspectors. We recommend inspectors we’ve worked with before, whom we trust to do through and complete inspections, and to find the issues with their potential new home. They spend four or five hours at the home evaluating and examining the interior, exterior, electrical, plumbing, and major systems. Within 2-3 days they deliver a very thorough report with their findings.

Every real estate contract we use has an ‘Inspection Period’  during which we inspect and review the inspection report, and a ‘Remediation Period’ during which we negotiate repairs and credits with the home sellers. Buyers can; ask sellers to make repairs as part of the terms of the contract, ask for a price reduction, live with the issues in the home if they are minor, or decide the issues are so severe that they terminate the purchase contract.

The peace of mind buyers get from knowing that the home they purchased is in good working order makes the cost of a home inspection worth every penny! If you are looking for a home in the Cincinnati area contact me today!

By and large sellers in Cincinnati tend not to list their houses in the winter months of the year. Therefore the housing inventory shrinks creating less competition for your home.  Houses that are excellent shape and priced appropriately stand out in winter and outshine the competition that tends to be hold-overs from the summer buying months.

Regardless of conventional wisdom there are buyers that need to buy this winter, and if your home is in great shape and is priced right put it on the market this winter and stand out in the crowd. Contact us for a listing appointment today!