Buying & Selling Tips for the Dayton Area

Whether you're buying your first home in Springboro or selling your property in Centerville, navigating the Miami Valley real estate market requires local expertise and strategic planning. Here are my top tips to help you succeed in your real estate journey throughout Dayton and the surrounding areas.

Quick Buying Tips for Dayton Homebuyers

Before You Start House Hunting

• Get pre-approved for a mortgage before viewing homes—in competitive markets like Beavercreek and Kettering, pre-approval gives you an edge
• Research Dayton-area school districts if you have children—top districts like Centerville, Beavercreek, and Oakwood often command premium prices
• Consider your commute to Wright-Patterson Air Force Base or other major employers when choosing neighborhoods
• Factor in Ohio property taxes, which vary by county—Montgomery, Greene, and Warren counties each have different rates
• Review your budget honestly, including closing costs, moving expenses, and immediate home repairs

During Your Home Search

• Visit neighborhoods at different times of day to get a true feel for the area—morning, evening, and weekends
• Look beyond cosmetic issues—fresh paint and new flooring are easy fixes compared to foundation or roof problems
• Check the age of major systems (HVAC, water heater, roof) as these can be expensive replacements in Ohio's varied climate
• Consider the home's orientation—southern exposure means lower heating costs in Dayton winters
• Ask about recent comparable sales in the neighborhood to ensure you're paying fair market value

Making Your Offer

• In a seller's market, be prepared to act quickly—desirable homes in Mason and Lebanon can receive multiple offers within days
• Include an earnest money deposit that shows you're serious (typically $500-$2,000 in the Miami Valley)
• Don't waive the inspection contingency—Ohio homes face unique challenges from weather and age
• Consider asking for seller concessions to cover closing costs if you're stretching your budget
• Work with a local agent who knows Dayton market conditions and can negotiate effectively on your behalf

Before Closing

• Schedule a professional home inspection—Ohio sellers aren't required to make repairs, but you have the right to know what you're buying
• Review the title report carefully for any liens or easements that could affect your ownership
• Do a final walk-through 24 hours before closing to ensure agreed-upon repairs were completed
• Set up utilities in your name and schedule the transfer for closing day
• Budget for immediate needs like changing locks, deep cleaning, and minor repairs after moving in

Understanding Your Purchase Contract

Once you've found the right home, understanding the Contract to Purchase is crucial. Here's what you need to know about the key components and timelines:

Property Description & Verification

• Verify the legal description matches the property you're viewing
• Double-check the parcel number with county records for accuracy
• Confirm city/township designation for proper tax assessment
• Review county auditor information to verify ownership and property details

Critical Contract Timelines

• Time is of the essence—all deadlines in real estate contracts are strictly enforced
• Contract performance dates begin the day following the Contract Acceptance Date
• Mark your calendar immediately with all contingency deadlines to avoid losing rights or earnest money
• Typical timeline includes: loan application (5-7 days), conditional approval (21-28 days), inspections (7-10 days), and closing (30-45 days)
• Quick communication is essential—delays can cost you the property or your earnest money

Earnest Money Protection

• Standard earnest money is typically 1-3% of the purchase price in the Miami Valley
• Submit earnest money within the specified timeframe (usually 3 calendar days from Contract Acceptance)
• Never give earnest money directly to the seller—it must go into an escrow account
• Your earnest money is protected by Ohio law and held by a licensed broker or title company
• If the transaction fails to close, funds are disbursed according to contract terms or mutual agreement
• In disputes, the broker is required to hold funds until all parties agree or a court orders disbursement

Financing Contingency Explained

• The financing contingency protects you if your loan falls through despite your good faith efforts
• Get pre-approved early—pre-qualification isn't enough in competitive markets
• Understand your loan type: Conventional, FHA, VA, or USDA each have different requirements
• FHA and VA loans have stricter property condition standards that sellers should know about
• Complete your loan application within the specified days to maintain your contingency protection
• Obtain conditional loan approval within the timeline stated in your contract
• Your lender must provide "clear to close" before your closing date

Appraisal Contingency

• The appraisal contingency protects you if the home doesn't appraise for the purchase price
• In the Miami Valley market, appraisals typically take 7-14 days after ordering
• If the appraisal comes in low, you can renegotiate the price, pay the difference in cash, or cancel the contract
• Waiving the appraisal contingency means you're responsible for the full purchase price regardless of appraised value
• Your lender requires the appraisal to ensure the property value supports the loan amount

What's Included in the Sale

• Fixtures attached to the property typically convey (light fixtures, built-in appliances, ceiling fans)
• Specify in your contract which appliances are included (refrigerator, washer, dryer, etc.)
• List any items the seller wants to exclude (chandelier, window treatments, etc.)
• Personal property like furniture doesn't automatically convey—get it in writing if you want specific items
• Outdoor items like playground equipment, sheds, or garden decorations should be specified

Seller Disclosures in Ohio

• Ohio law requires sellers to complete a Residential Property Disclosure Form
• Sellers must disclose known material defects affecting the property's value or safety
• Review disclosures carefully before completing your inspection—they guide what to examine closely
• Sellers aren't required to make repairs, but you have the right to request them or credit
• "As-is" sales still require disclosure forms—it doesn't mean the seller hides problems

Home Inspection Process

• Schedule your inspection within the specified days (typically 7-10 days) after contract acceptance
• Attend your inspection to understand the home's condition and ask questions
• Ohio's weather extremes (hot summers, cold winters) can cause unique issues—foundation settling, HVAC stress, roof damage
• Submit your repair request list within the inspection period deadline
• The seller has a consideration period (typically 3-4 days) to respond to your requests
• You then have a settlement period (typically 2-3 days) to accept, negotiate, or cancel based on the seller's response
• Major systems to inspect closely: foundation, roof, HVAC, plumbing, electrical, and water heater

HOA & Condo Association Information

• Request HOA documents, bylaws, and financial statements during your due diligence period
• Review monthly fees and what they cover (landscaping, snow removal, amenities, insurance)
• Check for special assessments or planned increases in HOA fees
• Understand restrictions on exterior changes, parking, pets, and rentals
• Verify the association is financially stable and adequately funded for reserves

Possession & Occupancy

• Possession typically occurs at closing in the Miami Valley, but can be negotiated
• If the seller needs extra time, consider a post-closing occupancy agreement with daily rent
• Early possession before closing is risky and generally not recommended
• Ensure the home is "broom clean" and free of debris at possession
• Document the condition with photos during your final walk-through

Title Insurance & Ownership Transfer

• Owner's title insurance protects you from title defects, liens, or ownership disputes
• The seller typically provides clear title, but the buyer purchases owner's title insurance in Ohio
• Sometimes sellers contribute toward the cost as part of negotiations
• Title search reveals any liens, judgments, or easements affecting the property
• Lender's title insurance (required by your mortgage company) is separate and protects the lender, not you

Property Tax Prorations in Ohio

• Ohio real estate taxes are paid in arrears (you pay in 2025 for 2024 taxes)
• "Short proration" is standard in Montgomery County—seller credits buyer from January 1 to closing date
• "Long proration" covers the full year—less common but sometimes negotiated
• Verify the tax proration method in your contract to avoid surprises at closing
• Check for any pending tax assessments or special district taxes that could increase your payments

Closing Day Preparation

• Wire transfer is the safest payment method—verify wiring instructions directly with the title company by phone
• Never send money based solely on emailed instructions due to wire fraud risks
• Complete your final walk-through 24-48 hours before closing to verify condition and completed repairs
• Bring government-issued photo ID and proof of homeowner's insurance to closing
• Review the Closing Disclosure at least three business days before closing to catch any errors
• Budget for closing costs typically 2-5% of purchase price (includes title insurance, recording fees, attorney fees, pre-paid taxes and insurance)

Quick Selling Tips for Dayton Homeowners

Preparing to List Your Home

• Declutter and depersonalize every room—Dayton buyers want to envision themselves in your space
• Address deferred maintenance before listing—small repairs prevent big issues during inspections
• Boost curb appeal with fresh mulch, trimmed landscaping, and a clean entrance—first impressions matter in the competitive Miami Valley market
• Deep clean or replace carpets, especially if you have pets—odors are deal-breakers for many buyers
• Consider pre-listing inspections to identify and fix problems before buyers find them

Pricing Your Home Right

• Price strategically from day one—the first two weeks on the market are critical in Dayton
• Don't overprice based on what you "need" to make—the market determines value, not your financial situation
• Review recent comparable sales in your specific neighborhood, not just your city
• Consider seasonal market trends—spring and early summer typically see the most buyer activity in the Miami Valley
• Be realistic about your home's condition compared to competing listings in Miamisburg, Fairborn, or wherever you're selling

Marketing Your Home

• Professional photography is non-negotiable—over 90% of buyers start their search online
• Highlight unique features that appeal to Miami Valley buyers—finished basements, large lots, updated kitchens
• Emphasize proximity to top school districts, I-75/I-70 access, or Wright-Patterson Air Force Base if relevant
• Be flexible with showing times—the more accessible your home, the faster it sells
• Keep your home "show-ready" at all times—you never know when the perfect buyer will want to visit

Negotiating Offers

• Don't automatically accept the highest offer—consider contingencies, closing timeline, and buyer qualifications
• Pre-approved buyers are more reliable than those with only pre-qualification letters
• Be reasonable with inspection negotiations—Ohio buyers expect some repairs in older homes
• Consider multiple counter-offers if you receive several bids—creates competition and may drive up the price
• Stay emotionally detached—this is a business transaction, not a personal rejection if buyers request repairs

From Contract to Closing

• Respond promptly to all requests—delays can jeopardize the sale
• Complete agreed-upon repairs properly and get receipts to show the work was done
• Keep the home maintained and clean for the appraisal and final walk-through
• Don't make major changes to the property after going under contract
• Start planning your move early—you'll need to be out by closing day

Dayton-Specific Market Insights

Understand Local Market Conditions

• The Miami Valley market varies by neighborhood—what's true in Oakwood may not apply in Huber Heights
• Military families stationed at Wright-Patterson Air Force Base create steady demand in nearby communities
• School district boundaries significantly impact home values—research before buying or selling
• Ohio's disclosure laws require sellers to complete a Residential Property Disclosure Form
• Transfer taxes and other closing costs vary by county in the Dayton area

Seasonal Considerations

• Spring (March-May) typically brings the most buyers and highest sale prices in the Miami Valley
• Winter showings can be challenging—keep walkways clear of snow and ice
• Summer is ideal for showcasing outdoor spaces, pools, and landscaping
• Fall can be a great time to buy as competition decreases and sellers become more motivated
• Holiday periods (Thanksgiving-New Year) see reduced activity but serious buyers are still looking

How I Can Help You Succeed

These tips provide a strong foundation, but every real estate transaction in the Miami Valley is unique. As your local Dayton-area Realtor®, I bring deep knowledge of neighborhoods from Troy to Xenia, current market conditions, and proven strategies for buyers and sellers.

When You Work With Me, You'll Receive:

• Personalized guidance based on your specific goals and situation
• Up-to-date market data and neighborhood insights throughout the Miami Valley
• Expert contract review and explanation of every clause to protect your interests
• Strategic negotiation to maximize your results whether buying or selling
• Coordination of all timelines, contingencies, and deadlines so nothing falls through the cracks
• Connections to trusted local professionals—lenders, inspectors, contractors, and title companies
• Clear communication and support through every step of your transaction
• Peace of mind knowing an experienced professional is handling all the details

Ready to Get Started?

Whether you're buying or selling in the Dayton area, I'm here to help you succeed.

For Buyers:

Learn About My Buyer Services - Discover how I help you find your perfect home

Complete Your Buyer Intake Form - Tell me what you're looking for

Search Available Homes - Browse current listings in the Miami Valley

For Sellers:

Learn About My Seller Services - See how I market your home for maximum results

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Contact Claire Dunn Today

Have questions about buying or selling in the Dayton area? Let's talk about your real estate goals!

Phone: (937) 529-6129

Email: claire@clairedunnrealestate.com

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