Building Lots are Hard to Find

If you are looking to build a new home on an infill lot in Cincinnati, you really need to understand everything that happens behind the scenes to bring an opportunity to market. In this fast paced buyers market, new home lots sell quickly. That’s why Build Collective of Coldwell Banker has a dedicated lot sourcing team to continually bring our clients the best lot opportunities possible.

So, please take a quick look at our lot acquisition process, and then browse our selection of new home lots currently on the market to purchase.

 

CONTACT US TO GET STARTED FINDING THE PERFECT BUILDING LOT FOR YOU

The FIRST STEP to Know Before Building a Home

Thought about building a home but don’t know where to start?, That’s why you need the new home experts at Build Collective to help you! Mike Hines breaks down the step by step process of building a home. Whether you’re wanting to build in Madeira, Montgomery, or any where in the Cincinnati area, we wanted to create this video to give you a starting point, reference, and resource to building your dream home!

Subscribe to our YouTube channel for more content like this 👉 www.youtube.com/hinesmp02

Or click the link below if you’re interested in scheduling a time to talk with our team about building a home

CONTACT US TO GET STARTED BUILDING A NEW HOME

7 Things You Should Know Before Renovating Your Home

7 Things You Should Know Before Renovating Your Home

Are You Ready for A Big Project?  

So you’ve decided (along with many, many others in 2020) to renovate your home!  As someone who spent the last three months going through the renovation process, I thought I would share what I’ve learned to help better prepare you for the journey ahead and hopefully leave you thinking, “I’m so glad I was ready for that!”

  1. It will always take more TIME and more MONEY that you planned. I have never heard of a project coming in under budget or being completed in half the time you were told. Unexpected issues come up. Contractors fall behind. Supplies get back ordered. Things happen and you have to be ready to go with the flow. If you have realistic expectations from the beginning, the inevitable delays will be a little easier to swallow.
  2. You need to be available at all times. Probably the biggest advantage of doing a renovation during COVID has been that my husband is working from home. That means he’s always available to sign for deliveries, talk to contractors and check on progress. If you have the type of job that doesn’t give you that kind of flexibility, or you aren’t able to “run home,” a big renovation might not be for you.
  3. You think you’ve thought of it all, but you haven’t. We spent hours designing the kitchen, planning the space and looking at colors and selections. However, once the work started, we realized there were a number of things we had given no thought at all. Did we want the toilet to go on the left side or right side of the bathroom? What kind of closet doors did we want? Where should the lighting go? Again, being available to make last minute decisions is imperative.
  4. If you aren’t a decorator, hire one. Renovations are expensive and there are a lot of beautiful choices. Don’t waste money changing paint colors later or being unhappy with something you picked out. There are many talented decorators available to pay by the hour, and for just a few hours investment, they can’t make sure your paint, floors, cabinets, countertops and fixtures all work beautifully together in your home.
  5. Hire a professional for the big projects. Weekend handymen are great, but most projects take more than a weekend. Hire a reputable contractor for the big stuff; electric, plumbing and wiring should only be done by professionals. These types of mistakes are too costly to mess around with.
  6. Be prepared to live in the dust. You are in the middle of a construction site. Truly. The dust never ends, the noise is loud and constant and new people are walking in and out of your home at all times. Try to get out of the way and live in a part of the house that won’t be near the construction. 
  7. If you think you can DIY, know the consequences. I get it. We’ve all watched the shows and thought, “If they can do it, so can I.” The reality is, there is no behind the scenes team at your house tearing out walls and putting up shiplap. Renovations require accurate measurements, correct cuts and considerable time. If you have a project in mind and want to give it a shot, go for it. In my experience, getting it done faster and with fewer mishaps is worth a few calls to contractors.

I hope this helps you understand the good, the bad and the ugly of home renovation. With a lot of time and patience, you can and WILL get the home you’ve always dreamed of! 

The Cincinnati Tax Abatement is Changing! Here’s What You Need to Know

The Cincinnati Tax Abatement is CHANGING!  Learn More Here

On September 2nd, City Council passed a motion to change the policy to the current Tax Abatement also known as the Community Reinvestment Areas. The tax abatement allows residents and businesses to have a portion of their property taxes abated based on the improved value of their investment into a specific property. Essentially, if you renovate or build a home in the City of Cincinnati, you have the opportunity to pay less in taxes if you follow certain criteria.

Quick disclosure as we get started, this blog post is not meant to give you a step by step guide how to have your taxes abated nor is it the end of your fact finding on changes. I am a real estate agent that focuses on New Construction in Cincinnati, but not an attorney, consultant or expert on the tax abatement policies. I say this to make sure you understand that expert guidance may still be needed if you are making investments or decisions to which the tax abatement may impact..

Anyways, back to the information…the original goal of the tax abatement and the CRA (Community Reinvestment Areas) is to remain intact. If you read through the City’s tax abatement information, you’ll see that the original goal of the CRA was to: 1) stimulate community revitalization, 2) retain City residents, 3) attract homeowners, and 4) reduce development costs of home-ownership and rental projects. To find out more, click here to review the City’s website on the current tax abatement. 

Fast forward to today, City Council under Vice Mayor Smitherman has empowered “The Property Tax Working Group” at the end of 2018 was set up to investigate the effects of the CRA and see how they can improve upon it. These are the results of thousands of hours of review by that group and recommendations from a number of parties.

In regards to the suggested changes, which may soon become a reality, here’s what you need to know. 
    • Tax Abatement Terms and Caps are CHANGING – Each of the categories for new construction has gone down. There are also new incentives based on Historic Renovations, Visibility and renovations in general. Click Here to See A Chart of the Caps for Each Category
    • Four Families may be moving from the Commercial tax abatement requirements to residential, which is highly favorable for owners of multi-families.
    • Visibility – This is a term you might not know yet, but soon will. By increasing threshold widths, creating zero step entries, and adding “visitable paths”, you may be able to increase your abated value by $100,000. This can only be done at the planning stage, during design, and could save you around $2500/year. For more information on visibility, click here (https://docplayer.net/42823090-City-of-cincinnati-visitability-standards.html)
    • Tiered Approach Under Consideration –  On the final policy change, you may see something along the lines of a tiered neighborhood approach. We’ve heard that they plan to continue to engage in an extensive study to review this option.
    • Grandfathering – USGBC and the HBA are talking through the provisions for grandfathering properties to the old Tax Abatement Rules that are in some phase of development. This is still TBD and being discussed, but will most likely be a part of the new ordinance.
    • TALK TO YOUR CONSULTANT – It’s more important than ever to talk to your consultant, especially Green Building Consulting, who has been at the forefront of these changes.

 

We know this motion and policy is NOT set in stone, but it’s important to keep an eye on these changes. We’re lucky to call Paul Yankie of Green Building Consulting a friend, so we’re one call away from understanding where these changes stand. And if you’re considering building or renovation, we encourage you to give his firm or any of the other LEED building consultants in town a call.  

Disclosure: Since this information is changing on a daily basis, please consult the City of Cincinnati, a LEED Consultant and/or your builder before you act on any of this information. We can not guarantee any of this for accuracy as it’s based on our interpretation of the Property Tax Working Group and Home Builders Association information.

Want Even More In Depth Information?  Visit the City of Cincinnati Site here

CONTACT US TO LEARN MORE ABOUT BUILDING IN THE CITY OF CINCINNATI

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Top Ten Reasons to Live in Cincinnati

Cincinnati has been voted one of the best places to live in the United States, and while that may be not surprise to us lifelong residents, we want to make sure new visitors and transfers understand just how great our City is! Of course we love our sports teams, unique restaurants, and the wide array of things to do, but our personal favorite is the affordable housing market.

So, please take a quick look at all the reasons we love the Queen City and head on over to our PROPERTY SEARCH to browse our selection of homes currently on the market to purchase. You know you love Cincinnati as much as we do…  is it time to set new roots in your favorite neighborhood?

CONTACT US TO GET STARTED BUYING IN THE OUR GREAT CITY

Hey Buyers! Here’s How to Be the Winning Offer in a Competitive Market


The housing market is hot, and while that may be great news for those listing their homes, for buyers, the frustration is real. Week after week, house after house, they’ve grown accustomed to the phrase…”we’re now in multiple offers.” A great looking, well-cared-for and most importantly, well-priced house, is creating quite the frenzy for those out searching for their next home in this low inventory seller’s market.

When demand outweighs supply, there are a few things you can do to get ahead in this competitive market:

  1. FIND A WELL QUALIFIED BUYER’S AGENT:  Along with obtaining a strong financing pre-approval, this is the first step in getting closer to the home of your dreams. Ideally, you want an agent who has dealt with multiple offer situations before and knows several strategies to help you win. Overall, it can come down to what you’re willing to pay. As a buyer’s agent, I would never encourage a client to overpay for a home, but I can offer advice to help get you to the “right” price.

  2. MAKE A STRONG INITIAL OFFER:   Yes, we’re starting with the $$$. In most cases, this is what it comes down to. Sellers usually want the best possible price they can get for their home. Still, it doesn’t mean the highest offer will always be the winning offer. Along with the purchase price written in the contract, you can also consider asking your agent to include an escalation. This is an addendum to the contract stating that you will pay a set amount over the highest written offer up to the limit you set.

  3. HAVE YOUR AGENT ASK ABOUT THE SELLER’S NEEDS:  Is there an occupancy time that would work best for them? Do they need a quick close? Ultimately, the offer that best fits the needs of the seller is the offer that will win.

  4. CONSIDER WAIVING CONTINGENCIES OR KEEP TIME FRAMES SHORT: While I can’t recommend skipping an inspection, some buyers are waiving the inspection as a contingency and accepting the house “as is.” The same goes for the appraisal. There is a concern when a house sells far over listing price that might not appraise. In a multiple offer situation, the buyer could offer to pay the difference between the appraisal value and the purchase price should the appraisal come in lower.If you don’t want to waive the contingencies all together, it can be a good idea to keep the inspection and settlement period as short as reasonably possible

  5. DON’T ASK FOR EXTRAS: A multiple offer situation is not the time to throw in a lot of extras like closing costs, a home warranty or appliances or furniture. It’s best to keep the contract as clean as possible.

  6. GET A PLUG FROM YOUR LENDER:  Have your mortgage person CALL the agent to tell them how well qualified you are. Even if they just leave a message it can help.

  7. GIVE IT YOUR BEST EFFORT:  As mentioned before, having a strong pre-approval to back your offer can help the seller feel much more confident in your ability to purchase their home. You can also add to the amount of earnest money you would normally offer to show a strong interest and commitment to following through with your offer. If possible, consider a cash offer. While cash isn’t always king, it does make for a very compelling offer and a streamlined purchase process that can be hard to top.

  8. STAY CALM:  It can be easier said than done, but the best advice I can give to my clients is to present the strongest offer they can to help get the house they want at a reasonable price that falls within their budget. While it can be difficult to remaIN unemotional about these decisions, you have to keep it in perspective. Offering more than you’re comfortable with paying or forgoing important contingencies can lead to regret down the road.

 

Build Collective is Here to Help Home Buyers Every Step of the Process

CONTACT US TO MEET WITH A HOME BUYING EXPERT

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The Ten Minute Tidy

See How to Have Your Home Show Ready… In 10 Minutes!

When you are selling your home, one of the hardest things is to have your home ready to show at a moments notice. Sound overwhelming?  Build Collective is here to help! We break down what we call “THE TEN MINUTE TIDY.”  In our video, Brandi explains how you can tidy up your home in just 10 minutes and have it sparkling for the buyers to tour.

We break down the most important items to focus on so you leave the best impression possible to all potential buyers! Taking care of clutter, weird smells and bright light goes a long way.

And these tips don’t have to just apply to Home Sellers. Use our Ten Minute Tidy for a quick clean up during the week, before the neighbors stop over for happy hour or even when your in-laws come by unannounced!!

Build Collective is Here to Help Home Sellers Every Step of the Selling Process

 

Want more tips on selling your home?  Reach out to us today… we are full of great ideas!

CONTACT US TO MEET WITH A HOME SELLING EXPERT

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8 Things To Do Now to Prepare Your Home to Sell

8 THINGS YOU CAN DO NOW TO PREP YOUR HOME TO SELL

Thinking of listing your home in the coming weeks or months? With so many of us spending far more time at home than usual right now, and actually looking for projects to keep up busy, it’s a great time to do a few things around the house that will really make a difference when you put your home on the market.

Here are eight things you can do right now to get your home ready to sell:

1. FOCUS ON CURB APPEAL

What’s the first thing someone notices about your home? Of course, it’s the exterior. Picking up garbage, doing a little pressure washing and making sure your gutters are clear can all add to that first impression of your home. Also, don’t forget about landscaping. Pulling weeds, planting a few flowers or even adding a fresh layer of mulch, can go a long way in upping your curb appeal.

2. DECLUTTER & PURGE

We all know how easily things can accumulate, but now is a great time to get rid of the clutter and unwanted items. Too many decorative pieces or even extra furniture in a room can make it feel small and crowded and that can make a buyer feel uncomfortable. You want a potential buyer to be able to envision themselves living in your home so do them and yourself a favor now by getting rid of the excess.

3. CONSIDER INTERIOR PAINT

Take this time to take a good look at your walls. Do you need to switch to a more neutral color? If you’ve updated some rooms, but still have that hot-pink bedroom or lime green kitchen, now is a great time to tone down that shade.

4. DIY MAINTENANCE

If you find yourself with loose faucets or shower fixtures or areas that need caulking, go ahead and make those repairs, if you are able. These are small things we can let slide in our day-to-day lives, but they almost always come up on an inspection report. You can take care of those issues now and save yourself a headache in the future.

5. ORGANIZE WARRANTIES & DOCUMENTS

Again, you can save yourself some time by getting all of these in order now because the new buyers will want them. Also, you don’t want to overlook something that could add value, like a transferable warranty

6. GIVE YOURSELF A SHOWING

Pretend you’re the buyer and take a tour of your home. Make sure to take notes on things that stick out to you or areas that need improvement.

7. CREATE A LIST OF IMPROVEMENTS & FAVORITE FEATURES

Remember the exterior lighting you added last year or the new sprinkler system? How about the open kitchen that you’ve enjoyed so much? Pointing out the enhancements and things that you’ve loved about the home can help the potential new buyers see that value as well

8. CLEAN!

Nothing feels better than a nice, fresh and shiny house. It instantly makes people comfortable and they will feel your house has been cared for and loved. So now that you have the extra time, make it sparkle!  Clean cabinets, baseboards, doors, and even the floors of closets.  We promise, everything you do now will be noticed!  And last but not least,  make it smell nice… because clean sells!

BOTTOM LINE:

If you’re ready to sell soon, take advantage of the extra time at home to prepare your home for the market.  Buyers will notice the effort and your house be the “new listing” getting everyone’s attention!

Making the decision to sell your home can be an overwhelming. Brandi Schildmeyer, at Build Collective, Coldwell Banker West Shell can help you understand the process and make sure you get the most for your home in the shortest amount of time. 

CONTACT BRANDI FOR MORE HOME SELLER TIPS!

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Step 2 to Building A Home: How Do I Pay For It?

How do you pay for a new home? Are loans for new homes the same as they are for other homes? The new home experts at Build Collective of Coldwell Banker Realty have the answers for you! Watch and learn about the financing options when you build a new home and which one is best for you.

Subscribe to our YouTube channel for more content like this 👉 www.youtube.com/hinesmp02

Or click the link below if you’re interested in scheduling a time to talk with our team about building a home.

 

CONTACT US TO GET STARTED BUILDING A NEW HOME

Montgomery Market Minute May 2020

Montgomery Market Minute May 2020

Market Update – Montgomery Real Estate for May 2020 

We may have had to wait a little longer this year, but the Hot Spring Real Estate Market has definitely arrived! Interest rates are low, buyers are out in droves, and sellers are in short supply. Mike and Brandi give an update on selling and buying real estate in Montgomery for May 2020. Listen to hear about featured listings, average sales price and days on market in Montgomery. If you are thinking about buying or selling a home, listen to our update to be prepared for what you will find in the market.

As the top real estate team in Montgomery, Ohio, we are committed to keeping you well informed so you can always make the best decisions for you and your family.

 

 

Call Us With Questions 

Have more questions?  Need to sell or buy a home soon but don’t know where to start during these ever changing times?  Please reach out to us!  Brandi Schildmeyer is available to chat or email at anytime…. 513.675.6816 or [email protected]

Montgomery Market Minute for April

Montgomery Market Minute for April

Market Update – Montgomery Real Estate for April 2020 

The news is all good and only going to get better!  COVID-19 may have slowed us down, but not for long!! Mike and Brandi give an update on selling and buying real estate in Montgomery for April 2020. Listen to hear about featured listings, average sales price and days on market in Montgomery. If you are thinking about buying or selling a home, now is the time! 

As the top real estate team in Montgomery, Ohio, we are committed to keeping you well informed so you can always make the best decisions for you and your family.

 

 

Call Us With Questions 

Have more questions?  Need to sell or buy a home soon but don’t know where to start during these ever changing times?  Please reach out to us!  Brandi Schildmeyer is available to chat or email at anytime…. 513.675.6816 or [email protected]

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