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Can Dayton’s newest mall push the northern suburbs to new Heights?

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Here’s one of the lessons that the current residents of the Rustbelt have learned in the past few decades: Cities are fluid. They change, they morph, they grow and they stagnate, they change, they morph, they grow again and again. It’s kind of the beauty of the pulse of a city- what’s new becomes old and everything old is new again. For the past few years we’ve been watching quite a bit of decay and deconstruction in the Dayton area, but there’s been growth, too.

Austin Landing gets a lot of attention, but north of the river is a residential development called Carriage Trails, and its proposed anchor shopping mall, The Heights, has potential to bring a new interest, money, and energy to the Montgomery/Miami County border. Development in this part of Dayton is a healthy, thing and the timing is good. We’ve watched the demise of the Salem Mall, and retail pull out of downtown- what were once the two most convenient locations for shopping for Dayton north of I-70. So the northern Dayton area could use a bold plan. Today’s Dayton Daily News has a comprehensive look at The Heights, you can read that here.

Contractor meeting at Carriage TrailsI’ve heard mixed opinions from northern residents. With limited northern retail options, some of the comments I’ve heard suggest that finally we don’t have to drive to Beavercreek, Kettering, or Centerville to shop at a mall. I’ve also heard that Huber has seen some tough times recently so why would anyone put in upscale shopping here? Someone expressed the sentiment that we already have bus service so it could fill a void that the Fairfield Commons is unwilling to address.

This mall is likely to attract residents from all over the northern Miami Valley- residents from Brookville or Greenville to the west, Piqua, Troy, Sidney to the north, and Springfield from the east. It’s just off I-70 and 5 minutes east of I-75 so it could be destination for a largely under served area. The real estate side to this is that for homes in the area, this will make them more attractive and bring renewed interest and energy to the area, because the truth is that most people like to live in a somewhat concentrated area, not far from their jobs and retail, and this development will compliment a prime real estate combination- we have variety. The Huber Heights/ Bethel Twp/ Tipp City area has a wide range of older and newer housing stock, and a wide range of home prices, making for a nicely diverse selection for home buyers to choose.

With all the changes Dayton has seen in the last few years, growth is good to see, but this isn’t everyone’s idea of positive growth. I’m curious what you think? Are you looking forward to seeing a new mall in northern Dayton?

What’s the single best reason for buying a home in Dayton OH?

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Let’s say you are thinking of buying a house. You are probably watching the news for real estate market insights, you are listening to your friends tell you about their experiences- good, bad, indifferent. You might be a bit nervous and scared about buying right now and you’ve seen what has happened over the past decade so you are smart to be cautious. It’s difficult for even experienced Realtors to look into their handy-dandy crystal balls these days because we are seeing some unprecedented changes in the real estate market, coupled with unprecedented changes in the Miami Valley. Erring on the side of caution is wise under these circumstances so take a deep breath and understand that following your gut will keep you out of trouble.

But still, you want a home of your own. You want to paint the walls with salmon-colored chalkboard paint, and put down exotic Brazilian hardwood floors. You have kids in 4-H and two horses you are tired of boarding. Or maybe you simply can no longer stand the thought of paying a cheap and stingy landlord for a roof over your head. Congratulations! You just discovered the best reasons for buying a home.

Forget about the real estate boom. For hundreds and hundreds of years, people who were smart and competent and knowledgeable were buying homes primarily for those same reasons. They didn’t buy a home because real estate was a great financial investment, because it wasn’t. They didn’t buy a home because they thought they could make money from selling it in a few short years, because they couldn’t. They bought a home because they wanted a space of their own. A space where they got to call the shots, paint with the colors that made them happy, use the land the way they wanted, not beholden to a landlord, and put down roots in a community that they loved, and if we think about the lessons of the past few years, those just might be the best reasons for buying a home.

In many respects, this is a perfect storm for home buyers: Inventory is up, interest rates are down, prices are down. The difference in the boom years and now is that there is no real indication that prices are going to up any, if at all, at least not for quite awhile, but don’t despair, you do have options. You can buy a home because you want a place of your own. You can buy a home as an investment or rental property, including duplexes and multi-units. And you can buy a home in a part of the country that is experiencing better economic times than Dayton- there is still money to be made somewhere.

I saw an interesting real estate forecast that makes sense to me, if you want to gaze into that crystal ball you can find it here. There are places where you can invest in real estate and still make (some) money. There are real estate markets and niches that are more lucrative than others, but understand that Dayton is a different market with, in my opinion, a long way to go before we see solid recovery.  What that means is for most home buyers in Dayton Ohio, a home represents a place of their own and all the joys that come with that freedom. If you think about it, “”because you want to” might be the best reason of all to buy a home.

Photo: TLussier

Grants for Grads and other mortgage assistance programs for Ohioans

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Congratulations to everyone who met a graduation goal this June! Whether it was high school or some level of college, hard work is always to be commended. What is your next move? Staying in Dayton Ohio, we hope. Buying a home? If so, you might want to take a look at the Grants for Grads program. If you have graduated within the past 18 months, there is a down payment assistance program called Grants for Grads and it’s being offered through the Ohio Housing Finance Agency, aka OHFA (pronounced Oh’-fuh). From the OHFA site:

Recent college graduates can now receive down payment and closing cost assistance and a favorable mortgage interest rate from an OHFA participating lender through the Grants for Grads Program. Eligible borrowers can use the grant to reduce the out-of-pocket expenses associated with buying a home.

If you are an income-eligible first-time homebuyer, graduated from an Ohio high school and have earned an associate, bachelor’s, master’s, doctorate or other postgraduate degree within the last 18 months, you can take advantage of the Grants for Grads Program.

* OHFA will issue a grant in an amount for 2.5% of your home’s purchase price.
* You can use the grant to pay for the down payment, closing costs, or other prepaid expenses incurred prior to closing. Keep in mind that while the grant will help cover some of your up-front costs, you may still be required to contribute some money as well.
* The grant will be issued as a second mortgage with a 0% interest rate with no payment due. The loan is forgivable after five years. However, if you move out of Ohio prior to the five-year mark, you are responsible for paying a portion of the grant back to OHFA as indicated (on their site).

Find out all the details about Grants for Grads, here.

What if you don’t qualify for Grants for Grads? There are several other programs through OHFA that are always worth looking into: First-time Home buyers, Target Areas, Ohio Heroes (for police, firefighters, teachers, healthcare workers, veterans).

Details are available on the OHFA site, or contact a participating lender. And best of luck to all 2011 graduates!

This communication is provided to you for informational purposes only and should not be relied upon by you. Teri Lussier and Exit Realty Central are not mortgage lenders and so you should contact your own mortgage lender directly to learn more about mortgage products and your eligibility for such products.

Photo credits:
Graduate: Andrew Mackenzie
Fire fighters: Brett Gustafson

4 Quick and dirty tips for making the most of an Open House

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This Sunday, June 5, 2011 is the big Nationwide Open House Weekend. The National Association of Realtors hosts one every year and the Dayton Area Board of Realtors has offered up some incentives for you to visit at least one Open House. This year, as in the past, when you sign up at an Open House, your name will get placed in a drawing for a $100.00 Lowe’s Gift Card- not too shabby? Even if you are not part of the DIY Nation, who doesn’t need light bulbs and batteries? Winners are notified by phone so you will have to leave a name and phone number, but you are not obligated to leave any other information.

Let’s talk honestly. Sometimes buyers are a little wary of visiting Open Houses because they assume, rightly or wrongly, that they are going to be accosted by pushy Realtors, so let me give you some tips for making an Open House trip more productive, less painful.

1) Don’t try to avoid the Realtor. We do need a record of who is visiting the home, it’s something we are obligated to do for the sellers.  You wouldn’t want random folks walking in and wondering around your home, would you? No one does, and an Open House doesn’t change that. We know there are a plethora of reasons why people visit Open Houses- we are okay with that, but realize you are a guest and will be expected to sign in with at least a name.

2) About the reasons you are there? Whatever they are, it’s fine. The best thing to do, as always, just be honest about why you are there: You are a neighbor and always wanted to see the home; or you are looking for decorating tips; or you are looking for a home for yourself or a family member- whatever your reason, it’s okay for you to admit it up front. The Realtor will appreciate the honesty, and then she can be helpful. If you are there for decorating tips, the Realtor can find out where items were purchased, what the color the master bedroom walls are painted, and who does the landscaping.  

3) If you are working with another REALTOR, tell the hosting REALTOR upfront. Realtors have cooperating agreements with each other, which means that even if you are working with another Realtor, we will be happy to give you details about the property, because ultimately we are there to sell the home. Just remember that hosting Realtors work for the seller, so be careful about what you say- it could be shared with sellers.

4) If you are not currently working with a Realtor, you can use Open Houses to interview them. When an Open House is busy, you may not get the time to talk in private or indepth, but you will certainly get a good indication of whether or not you want to have that Realtor help you with such an important transaction.

Don’t pass up a great Open House just because you don’t want to talk to a Realtor. Understand the dynamics of situation, be clear about your goals going in, and above all, have fun!

For a list of Open Houses on this or any given Sunday, try this link.

How Dayton home sellers can create their own Seller’s Market in 2011

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You’ve heard that this is a Buyer’s Market? Well here’s the thing: Every market presents a great opportunity for someone, and if you are a seller in Dayton Ohio, there could be a chance for you to make money, even in this market.

Consider: Everybody needs a place to live, and Daytonians are no different. So while you may have heard about changes in lending practices and how this will make it more difficult for buyers to obtain a loan through a lender, what this really means is that other options have now opened up for both buyers and sellers, but particularly for sellers.

Once upon a time (way, way back in the 80’s) a typical home loan came with a double digit interest rate of 12-18%. Shocking and unheard of today, but it was the norm 30 years ago. Buying a house was difficult and there was a real barrier to home ownership, but this meant a few things happened: One is that you really had to work at purchasing a home. You had to want it, value it, understand the implications of a loan and how it would impact your life. That’s not a bad thing, is it? The other thing that happened is that home sellers could actually compete against banks by financing the loan themselves. Seller financing, lease to own, lease to purchase, and land contracts, these were common alternatives to a conventional loan.

Once interest rates dropped and loans became easier to obtain, owner financing become less attractive to buyers and almost impossible to compete against for sellers, but that niche market has come back as an attractive alternative for sellers looking for options in this market.

Seller or owner financing can provide value to those sellers who might be looking for a way to aggressively compete in a strong buyer’s market because your buyer pool is going to increase significantly. It’s one of the most frequent requests I receive from home buyers. Or, maybe as a seller you are looking for a different way put your investment money to work? Well-planned seller financing could produce a higher return than a traditional rental or other investment. And you might consider seller financing if you simply want another stream of income, but are looking for an occupant who is a little more serious about the property than a renter.

But seller financing can benefit buyers in a few ways as well. Buyers who might have a poor credit score now and therefor can’t get a traditional loan, but are well on the road to recovery, can still buy a home and enjoy the benefits of home ownership.  And the purchase process itself is much quicker, and possibly less expensive, without the added participation of a lender and all the added fees. One thing for a buyer to be aware of- there is a huge demand for seller financing right now. That particular niche is a strong seller’s market, which means you could be paying a premium for the property. In all things financial- caveat emptor.

Owner financing isn’t an option every situation, but if you are buying or selling a home in Dayton, you might want to educate yourself to all the possibilities- which is beyond the scope of this one article. Take your time and talk to experienced professionals. Lawyers, real estate agents, tax accountants, can all provide you with information, and often guide you through the process to help you make solid decisions about any real estate transaction.

The real estate market continues to change, in fact it will always be changing, but as I’ve said before, the key to making the most out any real estate market is by keeping your eyes open for whatever new opportunities the most current market presents.

Looking forward: Opportunities in the Dayton real estate market for 2011

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“Sometimes we stare so long at a door that is closing that we see too late the one that is open.” -Alexander Graham Bell

By now we are all aware that the foreclosure crisis is many layers deep, touches every person in America, and the impact will be felt for at least a few generations. The stories of those most affected by foreclosure are frequently discussed in any news medium you care to look. But there’s another story out there and it’s just as important to tell. There are new and beneficial real estate opportunities that have suddenly presented themselves to those people who have decided to move beyond fear and look at Dayton Ohio real estate with new eyes. I’d like to share a few of those stories.

Did you ever see the video of the baby elephant who gets stuck in the watering hole? The baby needs help, the mama needs help, the extended family works together to get this baby unstuck. Most mothers will tell you that once you become a mother, all children are your children. Your kid’s friends are extended family, and that was the situation with recent buyers.

Brick ranch home in Enon OhioTheir daughter’s friend had become family and needed a place to live. The buyers- middle class folks who lived in a modest 3 bdrm, 1 bath brick ranch home in Clark County- were in a position to help. It was good timing for them. They saw a need, saw the opportunity, figured out a way to make it work. They looked at several homes, made a few low ball offers, and we found a seller who was willing to negotiate. They purchased an outdated property for cash, fixed it up, and are now renting it to the friend. A simple business transaction? On paper, yes. But emotionally, this was an extremely satisfying transaction for everyone involved, including the seller. The property was an estate sale, so there was a lot of emotion involved from the seller’s side as well, and they were very happy to know how the property was going to be cared for.

I’m seeing more parents purchasing homes for their kids. Lower home prices mean that the parents, who often have more cash, have better credit, and have the skills and ability to take a distressed property and renovate it, can do that for their extended families, and that’s good, but there’s more to this story because the other thing that’s happening is that it’s creating some continuity in the Dayton area. Young families are putting down roots.

This is happening across economic lines. Cash buyers are looking in neighborhoods that were once neglected. You HUD owned home in Daytoncan buy a big home in the Dayton area for under $15,000 and absentee owners are getting some competition from Dayton area families who want to own a home but can only pay cash.

I have a client who lost a good job. He has access to cash, and has become an attentive landlord, using real estate to provide income for his family. One of his purchases was located around the corner from his home, it’s a short sale that he is now renting back to the previous owners. In this transaction, everyone made the most of a difficult situation. Local people are becoming conscientious landlords; renting to their own children, or are purchasing property in their own communities. This can create a vested interest in making sure that rental property is maintained and cared for. Not only does the landlord benefit, but neighborhoods and communities can benefit from this as well.

First time home buyers are another buyer niche that can create wealth through real estate even in this market. This is not the same wealth that the market sustained prior to 2007, this is slow, steady and purposeful planning by using low interest rates to purchase very specific investment properties in just the right locations, in order to create another stream of income for these younger home buyers.

I don’t know what the long term effect of the upheaval and resulting change in attitudes and opportunities will be, but in the short term it means that there are families moving into neighborhoods that need the stabilization families often bring. It means Dayton can have communities in which there are renters and landlords who have ties to each other and to the neighborhoods in which they live. Each of my clients has taken a crisis and found the positive opportunities available. There is no denying that doors have closed to many people, and I’m not here to proclaim the old Realtor’s saw about “This is a great time to buy!” because obviously that’s not the case for many people, but, every change and challenge bring an opportunity for someone, and right now there are plenty of doors that have just been thrown wide open for a whole new group of people; doors could have only opened in a real estate market like Dayton, circa 2011.

One Year To A Better Neighborhood

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Before Dayton had “Originals”, we were a “City of Neighbors”. I’m not sure when we stopped being so neighborly, but one of the things I hear from buyers is that they want to live in a neighborhood where residents really know each other. They want a sense of community and camaraderie. People don’t just buy a home, they buy into a neighborhood and they want to know that not only are there are people within shouting distance who’ve got their back, they want to find a neighborhood where their own presence is felt and appreciated. Not all neighborhoods come with a ready-made sense of community so maybe it’s up to you to be the change.

The start of a new year is the perfect time to make a plan for your community, so I’m offering some ideas for becoming a stronger neighborhood. One for each month, these are generic, easy, simple- a spring board for what might work in your own community, but hopefully they will get you started. If you have kids, your job is easy. Kids are natural neighbors who use the block as a playground and every new person is a potential friend, whereas adults use the home as a refuge. Fight the urge to shut the door against strangers in your own neighborhood. There’s a difference between being friendly and being nosy and very few people in your neighborhood will complain about the former.

January: Hire a kid.
We get snow in January, and believe me, there is a teenager in your neighborhood who would love to make some money shoveling snow. Hire them. Hire them! Set your expectations high and hold that kid to those expectations, but hire the kid, and hire them to shovel your elderly neighbor’s driveway as well. Don’t make the 3-foot-nothing kindergartners on the block trudge through 5 inches of snow.

February: Take a walk.
There are usually a few days in February where the weather breaks. Get out of the house and take a look around. Notice which neighbors are gardeners and who likes landscaping. Where is the neglect in the neighborhood? Is there a need there that can be filled? Wave hello. In the car, on the sidewalk, across the street- wave hello. Acknowledge that you recognize that you are sharing space with your neighbor and 95% of the people you wave to, will wave back. Who knows? They may even smile. 🙂

March: Clean up your yard.
March winds mean a lot of flotsam and jetsam starts blowing around the neighborhood. Clean it up, your mom doesn’t live there. When you walk, take a bag with you and pick up the garbage you see. I know you didn’t put it there, but you live there, and trust me when I tell you that your neighbors will notice and will start to take pride in their neighborhood, too.

April: Meet the gardeners.
Someone in your neighborhood is a horticulturist by passion. Because you’ve been out walking and paying attention, you’ll know who they are. Early weekend mornings, go meet them. Walk past, say hello, compliment their yard, get their advice, find out where they shop for plants and how they treat their soil. If you don’t care for plantings, perhaps you can find the best lawn in the neighborhood and talk to them. These people are regularly outside, they know what is going on in the neighborhood. They are clued into the community same as the house with all the kids. Get to know these people. If you have the opportunity to start a community garden, do it!

May: Neighborhood Open House.
The historic districts in Dayton do these on a regular basis, but why not your neighborhood? Contact the Realtors who have listings in the neighborhood and get this started. My guess is that any Realtor worth her salt would jump on this idea in a heartbeat and do a lot of the heavy lifting for you. It’s a great way to spruce things up, show off the community, and bring people into the neighborhood.

June: A neighborhood cookout or block party.
Pot luck, casual, bring the kids, keep it outside. Easy does it. Invite local police if that would be helpful, appropriate, and productive.

July: Exterior updates to the house.
Attitudes are contagious. Painting the shutters, or replacing windows, or a new roof will get your neighbors out of their homes to talk about it with you, and you will soon see improvements to their homes as well. Very few people want to live in the worse home on the block, and some blocks simply need one or two home owners to decide that the neighborhood is worth it, before that attitude becomes the norm. If you don’t have a front porch, create the feeling of one and use it on summer evenings.

August: Back to school.
Go to a school board meeting. I’m not sure what affects property values like the local school system. That means you have to know what is going on and you have to hold your elected board members accountable. It’s okay to be the PITA citizen who expects results.

September: Fall Pot Luck.
One last chance to get outside together while the weather is warm. There will be a lot of changes to talk about: Neighbors who have come and gone; a neighbor who is in need; the roads or sidewalks in disrepair; which home is in foreclosure and do you take on maintenance for the vacant property?

October: Trick or Treat.
Beggar’s Night is a great time to get to know your neighbors, don’t turn off the lights and hide in the dark. The younger kids will be out early so buy enough candy for the first hour or half hour and get to know the families in the neighborhood, if you haven’t already.

November: Leaf raking.
Raking, not blowing. Raking leaves invites the neighbors to stop and chat with you, while a leaf blower is a noisy apparatus that repels your neighbors. Rake your leaves and skip the trip to the gym.

December: Share with your neighbors.
Self-explanatory.

There you have it. A painless way to get to know your neighbors. Each neighbor has something unique to bring to the neighborhood, and not everyone will be receptive to participation. Respect those differences, but find a way to build on them, and you’ve got the beginnings of a vibrant, growing community.

Okay, I’ve shared my ideas- let’s hear from you all. What makes your neighborhood such a great place to live and how do you create a sense of community?

Photo courtesy of TLussier

Oregon District holds its 2010 Candlelight Holiday Home Tour

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Dayton Ohio’s Oregon District is arguably the most well-known historic district in the area. The combination of vibrant entertainment and restored historic homes gives many Dayton visitors a reason to be at least somewhat familiar with the area. If you’ve never had the opportunity to look inside one of these gorgeous homes, the Oregon District’s Holiday Candlelight Tour is your chance!

Each of Dayton’s historic districts has a unique flavor, and the Holiday Home Tours are no different. The Oregon District Holiday Tour, held on Monday, Tuesday, Wednesday, Dec. 6, 7, 8 combines a home tour and a dinner at one of the Oregon Districts wonderful restaurants. *Please note, as of this writing, the dinner tours are full! But you can still participate in the home tours. Tour participants will gather at “The Meeting House” which is 23 Van Buren Street, and end with a dessert at one of the hosting homes. Tickets for the home tour only are $25.00, payable at the door. The tours will begin at 6:30 pm, 7:00 pm, 7:30 pm and 8:00 pm each evening. Call Eileen at 937-223-5607 for details and reservations.

Each home on the tour promises to give participants a unique glimpse of modern living in an historic setting at its finest. You visit the OD for fun and entertainment, now visit for the quieter side of life in Dayton’s oldest neighborhood, and first designated historic district.

Painting of Griswold Home by Loretta Puncer, used by permission of owner.

Dayton Holiday Home Tours 2010: Grafton Hill

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We continue our look at 2010 Holiday Home Tours of Dayton neighborhoods with Grafton Hill. Dayton’s best kept secret is going to open its doors to the public on Dec. 4 & 5, 2010. What’s on this tour? Seven architecturally significant historic homes including Queen Anne, Craftsman, and American Four-Square styles, in a variety of construction materials and stages of restoration. Expect this guided tour to take two to three hours, including a stop for assorted holiday food and beverages. Tours start at 5pm and 6pm Saturday, 2pm and 3pm Sunday.

From the Grafton Hill Association:

Tickets are $25 and may be purchased online by sending an email to GHhometour@sbcglobal.net, and following the PayPal links in the reply message. You can also pay by phone with a credit card by calling Saundra Altman at Past Patterns, 937-223-3722. Get your tickets now — they make a great early Christmas present for friends and family, too!

… Additionally, at least two Open Houses will be available just before or after the tour, at nearby homes for sale. More specific information on Open Houses and other homes for sale will be sent to ticket holders, and available in printed form during the tour.

All the homes are within a short distance of each other, so don’t worry, we won’t have you walking great distances. But with all the beautiful homes in our neighborhood decorated for the holidays, you might want to! If you do, you’ll find our map showing all the tour homes plus all those for sale to come in very handy.

…Grafton Hill was designated an historic district by the city of Dayton in 1988 and is on the National Register of Historic Places.

You can friend Grafton Hill Historic District on Facebook!

As a disclosure, I’ll be hosting one of the Open Houses at a listing -please stop by to say Hello!  My personal experience with this district is that meeting the neighbors in the Grafton Hill community has been nothing but positive, and the Holiday Tour should provide a spectacular opportunity for a HouseNerd to enjoy the interiors of these remarkable homes.

McPherson Town Holiday Tour

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Admit it: You sometimes drive out of your way to cruise Dayton’s historic neighborhoods, looking at beautiful homes and gardens, staring in awe at glorious testaments to workmanship the likes of which haven’t been seen in one hundred years. Yeah. Me too. No, we are not a crazy neighborhood creepers, we are HouseNerds and O’ Happy Day! It’s Historic District Holiday Tour time in Dayton and I’m giddy with excitement. Watch this space for the next few weeks as we bring you details of Holiday Tours in several of Dayton’s most beloved historic districts including McPherson Town, Grafton Hill, and the Oregon District. Today, we look at McPherson Town.

McPherson Town is called Dayton’s oldest suburb, located just north of the river, a small community featuring Eastlake and Queen Anne style homes that is tucked just to the west of N. Main St. I spoke with neighborhood resident and Holiday Tour contact person, Rick, about the tour and what he loved about McPherson Town. A resident for two years, Rick said he liked the location “It’s within walking distance to all the cultural venues in Dayton,” but more than that, Rick described the “closeness of the community. We have an active community life with a neighborhood cookout in the summer, monthly dining-out get togethers, and community gardening. It’s really a wonderful place, and I couldn’t ask for more from a neighborhood.”

Curious to find out more about this community and the beautiful homes? The McPherson Town Holiday Tour will be held Thanksgiving weekend on the evenings of Friday November 26th & Saturday November 27th, 2010. This is a guided tour of 10 homes, some have been opened during past tours but Rick told me that there will be a variety of home styles, ages, and sizes, and homes in various stages of repair or disrepair, including an infill house. One of the more interesting homes on the tour is one that was once a complete rehab and made the cover of “Country Living” magazine. After that it was sold, fell into disrepair, and is now being rehabbed again.

Between 500-600 guests are expected, and the tours are guided and scheduled by reservation. Reservations can be paid for in advance for best pricing. Reservations are just $12 in advance and $15 at the door. What a great way to share the beauty of Dayton’s Historic Gems with visiting friends, family, and loved ones who share your HouseNerd passion, contact either Rick or Nelson at 937-938-7176 for details, or sign up online here.

And be sure to share your post (or past) tour thoughts in the comments below.

Photo: Courtesy of McPherson Town Historic District, used with permission.

Buying and selling a house of the living dead

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Frank Coleman wrote an interesting post about some of Dayton’s more famous haunted spaces. As the resident Realtor at DaytonMostMetro.com, I thought I’d take this Halloween Sunday to talk about how haunted or otherwise stigmatized properties might affect property values. But first, a disclaimer: I am not an attorney. I do not play one on TV. This is not intended as legal advice. If you are purchasing or selling a property that has any stigma attached, or have any questions about legal implications of stigmatized property, please consult an attorney for legal advice. I now return you to your regularly scheduled post.

Let’s say you just moved into town, bought a house at a fair market value- that is, it’s not a foreclosure or otherwise discounted price- you paid a fair price for a property you love. You’ve moved in, you are settling in, and one day a neighbor tentatively knocks on your day to say hello and introduce themselves. The conversation naturally turns to your new home and your neighbor shakes their head sadly and says, “It’s so horrible what happened here.” You say…”Huh?” The neighbor explains, “Yeah! Six months ago there was a murder/suicide in the master bedroom. Didn’t you know?”

So you don’t believe in ghosts, poltergeists, spirits, etc, and that’s fine. But. Same thing: You just moved into town, bought a house, blahblahblah, one day your new neighbor excitedly pipes up, “What’s it like to live in a haunted house!?!?” Say what? Congratulations. You are the proud owner of a stigmatized property. Would you want to know before you bought the home? Do you have a right to know? Is the seller legally or ethically obligated to disclose any death that occurred in this home? And what is the statute of limitations for such disclosure?

I was helping a family transfer from California to Wright-Patterson Air Force base. The husband was here, the wife and kids were still in California. One Saturday morning as we were driving to see a home, the husband got a call from his wife, “I have a weird feeling about this home,” she said. “Find out if there’s been a death there.” I had to clarify her concerns. “Any death or a violent death?” I think we can assume that most historic homes have had a death occur in them. People used to die at home, the body would have been prepared in the home, the wake was held in the parlor. To most people, that’s a completely different issue from a violent death.

Violent deaths might attach an emotional or psychological stigma to a property and might impact the perceived value of a property. Again, if this is a concern to you, express this to your Realtor, ask the sellers to disclose any known deaths, and research the property history using internet searches, county auditor websites, and other means, including talking to the neighbors.

When you list a property for sale in the Dayton Area Board of Realtors MLS system, you fill out a Property Disclosure form that discloses material defects of which the sellers are aware. Plumbing issues, roof leaks, foundation problems, etc. There isn’t a “check one, Yes or No” for ghosts or strange unexplained occurrances- these are not material defects, so what would you do if you are selling a home that has what your family jokingly refers to as a ghost, living in it? What about a violent death?

The laws vary from state to state, and from case to case– and again, this is not intended as legal advice, I am not a lawyer- but laws are beginning to lean on seller’s responsibility to disclose. In other words, who knew of the facts, and who has the money? Speak with a lawyer about your responsibility to disclose anything that might affect the value of your property, but as a general rule of thumb, if you know something about the property that might affect a buyer’s decision to purchase, err on the side of disclosure. And Happy Dios de los Muertos, Dayton!

Photo credit: Emma, used with permission.

Five Oaks Dayton: How community gardens create community

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The area just north of Grafton Hill is another historic Dayton neighborhood called Five Oaks.  Each historic neighborhood in Dayton has its own vibe and to me, Five Oaks is one of the more difficult to get a handle on. Maybe that’s because there are several historic sub-districts within FO, or perhaps the gated streets, while creating “defensible space” throughout the neighborhood, also make it difficult for non-residents to casually wander through, but I’m told these gates do indeed serve their intended purpose of creating a strong sense of community and neighborhood ownership for the residents. This summer that sense of community was increased by one garden plot.

We know there are vacant lots all over the city of Dayton, and we know these lots can be purchased on the cheap. Often this conversation ends with a shrug: “So what? What is the value of one empty lot in Dayton OH?” It’s sad that when real estate is abundant, we devalue it instead of seeing the smaller ways we can make big improvements to our life. Okay fine. One vacant lot might mean nothing to anyone else, but one vacant lot on Manhattan Ave. in Five Oaks  has brought neighbors together in unforeseen ways.

Manhattan Ave has had a few Dayton tear downs. These vacant lots become weed infested, trash-collectors; eyesores that have to be maintained somehow. Typically, this falls on the neighbors to do the day-to-day or weekly maintenance, because as we know, the City of Dayton cannot keep up with these lots. The one thing all historic district residents share regardless of neighborhood, is a propensity towards DIY solutions to neighborhood problems. Finding a productive use for an empty lot is hardly a major problem to a neighborhood who argued for gated streets, and so, a little neighborhood garden was born.

The Five Rivers Metro Parks Grow With Your Neighbors Project pitched in with advice- lasagna gardening to get the thing up and going asap. One neighboring homeowner was persuaded to redirect his rain water downspout into a collection barrel to save watering. Discarded and re-purposed materials like bureau drawers were utilized throughout this little patchwork plot, but the real magic was in how this one lot became a gathering place throughout the summer, as neighbors began to connect with each other.

Neighbors know each other in Five Oaks, or, if you don’t know your neighbors, it’s a good bet they know you. They also know who lived in the home before you moved in, and probably the people before that. The homes have long and storied histories and this community garden allowed the residents to share their own stories with each other, adding to the history here.

I talked about how easy it is to create capital in Dayton. Can you see how that is happening at this garden? There is, at the time of this writing, a large concentration of families in Five Oaks and kids take to gardening like ducks to water so having families involved in the garden was a natural thing. People who only knew of each other, neighbors who may have only nodded politely to each other in passing, were now putting shoulder to shoulder to share skills and materials- this is social capital. As one long-time resident, Jim, told me  “people who didn’t know each other, now know each other well. That’s what a neighborhood should be.”  This is how families put down roots and grow a support network. Neighborhood support is vital to healthy neighborhoods and crucial for creating strong cities. With Lots Links and Grow With Your Neighbors, this social capital can be created for a song! Impossible in many parts of the country.

Manhattan Ave had their Harvest Party last weekend. About 20-30 people attended.  Twenty to thirty people sharing the bounty from one lot? Obvious to the neighbors in Five Oaks, this type of micro-development offers some serious potential to create all kinds of good- a strengthened neighborhood, new friends, better support systems created- in addition to fresh food in a part of Dayton where grocers are scarce. Jim said there is a change in the neighborhood, “People are deciding to stay put. They are choosing to make the best of this situation.” I feel this change as well throughout the area, but it’s more acute in the city of Dayton. In Five Oaks, as in Dayton OH, you really can change the world, one vacant lot at a time.

Photo credits: TLussier

Dayton Ohio and the Rust Belt: The Capitol of Capital

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Did you catch Bill Pote’s post on the Palladium Boot video series, Detroit Lives? It’s fascinating, isn’t it? And it feels good to say that it’s no longer morbidly fascinating but rather, it’s exciting to see the sparks of energy emanating once again from the Rust Belt, and I see them here in Dayton, don’t you?

Oh, I know. If you left in the 70’s or 80’s, you’ll trip over each other to tsk tsk and tell us how sad and forlorn Dayton looks today. Yawn. Not a very original thought at this point in time, but here’s the thing: If that’s all you see, then you haven’t been looking in the right places because there are neighborhoods and pockets within neighborhoods where you can find vibrancy returning, and while it might be an unglamorous and gritty kind of life, it’s here. Hopes and dreams are being created one piece of real estate at a time.

My favorite line in the Detroit Lives series is from the 24 year old who has helped create an artistic center. He’s clearly doing what he loves, living a life that he loves and has carved something out of nothing- the American dream in a hipster hat and glasses. His excitement is palpable, “I’m 24 and I have a 9 story building at my disposal!” Wow. Consider the possibilities for this young adult and his future.

A couple of decades ago our cities were built from the top down. Industry and industry leaders made decisions for us: Decisions about real estate, about development, about commerce, about life in our Rust Belt cities. The government officials were there to see that things went along with these plans, and yes I’m simplifying. I’m sure there was more to this story, but the end result is that when these leaders left, they took plans and decisions with them and that’s what we’ve been living through for the past couple of decades. The needs of the people who live in the city haven’t changed; we still need food, clothing, shelter, goods and services, but methods of procuring these necessities have changed drastically. As Detroit Lives shows us, however, opportunities for individuals to build capital have increased, and this is creating unforeseen opportunities.

Consider: Real estate is dirt cheap here in the Rust Belt. A small business owner, entrepreneur, or artist can own property here- something they may not have been able to do 30 years ago. That’s property ownership on a small scale. Perhaps it’s only important to one person and the customers they serve, but this type of real estate capital is no less important to those lives who are affected by it, than large  neighborhoods or city blocks or suburban developments.

But there are other types of capital that Daytonians can now create and enjoy on a scale unknown in decades prior- social and individual capital. A neighborhood day care, a small barber shop, or local pizzeria- real estate, buildings now have the chance to become a gathering place. This is a natural way for neighborhood support networks to be created and expanded on a very localized and organic basis. We see this type of social and individual capital in Grafton Hill and South Park and other neighborhoods in Dayton. Industrial leaders did this for our cities in the past, but the amazing thing about living in a Rust Belt city in 2010 is that here, social or individual capital is no longer the domain of the wealthy, well-connected, or politically powerful. This bottom up expansion is difficult to create in bigger urban areas, but Dayton is a nice scalable size for this type of networking, and it fills a very real need among hyper-local communities.

The generation represented in Detroit Lives is connected and networks in complex ways. They’ve see the collapse of cities, governments, corporations, unions. These entities will not be the source of solutions for this generation. These young adults are looking to themselves for answers, and that’s good for the Rust Belt. When entire buildings are wanted and can be bought inexpensively, and when these entrepreneurs can be allowed to expand on the capital they themselves can produce, we have the potential to see an increase in the type of capital that was once only the domain of the well-connected. This is a huge shift in attitude around the Rust Belt.

This is the place where incubation, experimentation, being free to fail and try again is inexpensive;  we need to encourage growing individual and social capital. This micro-development can begin to bring life back to our city. I’m not romanticizing this. This requires tremendous hard work, tenacity, and focus, but more important for our future here in Dayton, it also represents the ability to get things done in a way that couldn’t happen in an, okay let’s say it, a thriving city. It’s the same thing happening with the refugees who are settling into Twin Towers. The sentiment is the same- “I own this one precious life. It’s mine. I’m going after my dream.” That ownership of your life, that ability to see, plan, realize a dream of your own is powerful stuff and I believe it might only be  possible for the people who are now in an unprecedented position to enjoy it, because of the unique opportunities that living in the Rust Belt has presented to us.

If you want to make a difference in both your life and the lives of those around you, Dayton Ohio, circa 2010, is a prime piece of real estate.

Photo credit: TLussier

Historic Grafton Hill- “Dayton’s best kept secret”

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You’ve been to the Dayton Art Institute, right? Maybe on Christmas Day? An exhibit, or a concert, or maybe a party or wedding? Greekfest? Or the Oktoberfest, perhaps? (The Oktoberfest is Sept 24-26, 2010- Go. Go!) How do you get to the DAI? Riverview? Yes, probably the most common way to get there, and unless you live in the downtown area, or are a real HouseNerd ( I just made that term up, but you can steal it) you most likely don’t spend time driving around the DAI neighborhood? I’m going to suggest you rethink that. One of the most interesting neighborhoods in the Greater Dayton Area is home to both the DAI, Annunciation Greek Orthodox Church, and the Masonic Temple- the historic neighborhood known as Grafton Hill.

This morning, my business partner and I were talking to Grafton Hill neighbors about the community, and one of them told us, “Grafton Hill is Dayton’s best kept secret. It’s a community, but it’s 232 Superior Avemore than community, it’s family.” That neighbor is not the only GH resident who feels that way, it’s a sentiment we have heard over and over by both the long term residents, and the newer residents, and by the way, long term in Grafton Hill is 40 plus years. I don’t know about where you live, but I do know there are very few neighborhoods in Dayton that can really claim to be family with multi-generations of unrelated neighbors who look out for each other, and multiple generations in the same family who are neighbors, all working together to make their neighborhood become the neighborhood of their dreams.

There is something unique about Grafton Hill. The story I heard from our clients, and two of the oldest neighbors- or, sorry Ed and Phyllis, I should say two of the longest-term residents- is that they each drove through the neighborhood and “fell in love”. And how can you not? This 323 Superior Kitchenneighborhood is a HouseNerd’s heaven. Grafton Hill is one of those historic Dayton neighborhoods that was home to some of the wealthiest Daytonians at the turn of century. The Art Institute anchored the neighborhood as an area of affluence, but it’s in the homes that we can still see how wealth translated into distinct, custom-built homes, each unique and lovely its own right. It’s impossible for a HouseNerd to drive through the neighborhood without being gobsmacked by these homes. Not only is each home unique in style, they are huge! 2500-3900 square feet is not at all unusual, and some homes are much bigger.

Phyllis has lived in Grafton Hill since the 1960’s. “The same home?” I asked. “Oh no. I’ve moved several times.” Same with Ed, he’s lived in several different homes in Grafton Hill over the years. To 578146_25understand how remarkable this is, you need to know that the historic district is only about an 18 block area. The home Phyllis lives in now sustained damage by a fire years ago and has had to undergo much rebuilding. To these residents though, the homes in Grafton Hill are treasures to be lovingly cared for, improved upon, and polished until they “shine like the gems they are” as our client likes to say. Any current owners are simply caretakers during this moment in time- well, I shouldn’t say “simply”. As one neighbor told me, “few people realize how much work is involved”. The phrase “labor of love” comes to mind.

Still, while the homes may draw new people into the Dayton Ohio historic district, when we ask residents what was their favorite thing about living in Grafton Hill, the consistent answer is, “the neighbors”. Now I know that regardless of where you live, there are very few neighborhoods anywhere in the country where the majority of neighbors could say that about each other. The very fact that both renters and home owners really enjoy and look out for each other says enormous amounts about the sense of community you find in Grafton Hill.

Next weekend, before you head into the DAI Oktoberfest, or, next month, at Halloween, take a drive through this beautiful neighborhood, or during the Holidays if Grafton Hill is holding a Home Tour- Go. You’ll be awestruck, gobsmacked, and who knows, maybe even you too will fall in love.

Photos: Teri Lussier

The Litehouse Development solves a few of Dayton’s housing problems

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… but probably not what you think.

You know that the city of Dayton has a vacancy problem, and there has been a lot of discussion about what to do with vacant, abandoned properties. Tearing them down is one option of course, and probably the one that gets the most discussion, and there is a problem with tearing them down because then you have an empty space, and what do you do with that? I believe that the vacancy problem is two-fold. Not only does Dayton have too many homes, Dayton has too many of the wrong type of home.

Yes, Virginia, there really are people who want to live in Dayton Ohio. They want to experience all that Dayton has to offer- celebratory and inexpensive stuff to do, vibrant arts community, not-so-big city life. They want to be home owners, not renters, but they can’t find a house. Oh I know we have plenty of homes- too many homes in some neighborhoods. But for a certain type of buyer: young or creative or entertainment-seeking types who would be a perfect fit in the downtown area, Dayton doesn’t have what they are looking for because the housing stock that exists, is simply not a good fit for everyone. Downtown Dayton’s housing stock is plentiful, but it’s old, and the truth is that not everyone loves a historic home. Not everyone wants to live in or care for a historic home, and that’s okay, except, if you want a brick ranch, mid-century modern, vintage 20’s bungalow, or modern dwelling, then you have to live elsewhere. So the solution might be to mix things up a bit- not only tear down the unwanted housing stock, but build property that people want: Affordable, low maintenance, cool, hip, modern spaces that appeal to and attract a new breed of owners into the Dayton market.

I visited the Litehouse model home site last week during their Open House and was intrigued by what I saw. The exterior is modern and unlike anything else in the Dayton area. The interior is unusual as well, being a vertical stacked space that packs amenities onto a tiny physical footprint. This should appeal to a very specific buyer, but more than that, it’s going to add to the presence of residents in the direct downtown area, and that’s a cool thing, good for all the city residents.

The Litehouse townhomes focus on greener living, with local manufacturing, Leed standardization, Energy Star appliances to keep these homes as efficient as possible. This is going to be a growing trend and it’s nice to see a builder using proactive solutions for those buyers who are already looking in this direction. They are also looking to attract buyers who want an affordable home. This is going to be key for getting more buyers into Dayton: Affordable, modern, green properties that give buyers another downtown living option. The plan is to create a community of approximately 40 homes, and once a few more are occupied, you’ll see them attract more buyers- most people don’t want to be the first in a new development, although, you do get a nice view of Patterson Blvd right now.

These are sexy properties with a new attitude about how a home can function and what a home can be. Take a look at the couple to the right. Standing on the unfinished roof-top terrace of one of the Litehouse units, you can see the natural response to the possibilities this space might afford- the body language says it all. This is the type of housing that Dayton needs more of and it’s good for the entire Dayton area that we have the opportunity to watch this development add to our real estate options in Dayton Ohio.

So, how do you buy a new home? You can plunge ahead and contact the developer yourself if you’d like, or you can have a Realtor take you to a developer if you want a little extra guidance through the process. It’s similar to buying any home, except, as one developer told me, there is no other person’s dirt to wonder about.

The question is, can majestic historic beauties live in peace and camaraderie with ultra-modern clean cut lines? For all the talk about not wanting to live in little boxes that all look just the same, most people like a sense of continuity and similarity within their own neighborhood. With the Litehouse development, we can begin to integrate the new and old while we adjust to the future of Dayton real estate.

Photo credits: Teri Lussier

How 1,500 Vacant Dayton Lots Could Blossom into the Growth of Civilization

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There are 1,500 vacant lots in the city of Dayton. Fifteen hundred?!? Let that sink in for a moment. These aren’t boarded up homes, vacant homes, abandoned homes, these are vacant lots that the City of Dayton has to maintain, somehow. It’s staggering to think about. I see plenty of these lots, and you do too, but to think about 1,500? So the question of what we should do with these lots comes with some urgency behind it, but also some promise and potential. Dayton now has Jonathan Cain with the Lot Links program and several months ago he took some time to talk to me about Lot Links. Mr Cain, like Leah Werner, is a true champion of the potential in Dayton. He’s excited about the possibilities and the opportunities the Lot Links program could represent, if we really thought about it, and he’s open to discussion and willing to help, and looking for a chance to spread the word about this program to clubs, churches and any organization that wants to learn more about it.

You may know that Lot Links is an inexpensive way for Dayton residents to purchase vacant lots that are owned by the City of Dayton. Jonathan told me that most purchasers are neighboring home owners who want to expand their yard space to create a play area for the kids, or a garden, or to put up a garage. Useful purposes all, and those lots would fit well into an established neighborhood without much distraction or disruption in neighborhood aesthetics. You can purchase a lot for as little as $235.00, although a buildable lot is $635.00- still cheap land ownership and the city guarantees clean title without liens. The problem, as I see it, is that land ownership has to be profitable somehow. It doesn’t do any good to simply own a lot. Either you have a house and all the positives that can potentially come with home ownership: Freedom, independence, stability, or you have property with which you can create income: Food production, rental space of some sort, a business.

Ohio is often considered the “Mother of Presidents” with eight Presidents who thought of Ohio as their home (seven if you don’t count William Henry Harrison who was born in Virginia, but was raised and is buried here). Ohio has an extraordinary and rich history and no small part in shaping our country. One of my favorite quotes is from Ohioan and President William Howard Taft “Next to the right of liberty, the right of property is the most important individual right guaranteed by the Constitution and the one which, united with that of personal liberty, has contributed more to the growth of civilization than any other institution established by the human race…”

Back to those fifteen hundred empty lots? That’s a lot of property. But we also now have the opportunity to offer people, for dirt cheap, the chance to enjoy one of the most “important right(s) guaranteed by the Constitution”. How can we use this opportunity to its best advantage? I have a few ideas. We can, and probably should, have a community garden every few blocks- gardening is good for us, but that’s not likely to be an income-producing or highest and best use of land. Expanding your lot size adds value to a house, as does a garage, so for a neighbor to acquire a lot for their own use, that’s a good idea. We tend to think of these lots as either private residential, or some sort of community property, but I think it might be beneficial to start to consider business uses and allow room for developing the lots in profitable ways- I’ve begun to think of this as “micro-development”.

If we want to promote the “growth of civilization” in Dayton Ohio we might do worse than making room for unique uses for all these vacant lots: Allow someone to build a garage and rent it to a neighboring homeowner; pave an empty lot and rent out off-street parking; true urban gardening including chickens for income producing fresh eggs. In other words, we open the land for micro-development, for someone to use for a small business. It’s weird, perhaps. It’s certainly not what we signed on for when we decided to plant roots in Dayton, but the only constant in life is change, and the strong adapt. Momentum builds momentum and rethinking highest and best uses for what we have in abundance is a possible way out of our current situation.

We can flourish, if only in small ways at the start, by reveling in our right of property, which is one thing Dayton has plenty of right now- inexpensive and available property. San Francisco doesn’t have it, nor does Oakwood for that matter. Dayton has an opportunity to celebrate what President Taft understood was crucial, integral, part and parcel to what makes America such an extraordinary place- our right to own property. It would be a shame for us to ignore such strengths.

Photo: Teri Lussier

Correction: Initially this article stated there were 15,000 vacant lots; it has been corrected to 1,500.