Don't miss out on this great mixed use investment opportunity!!

The 3 apartment units & income from parking spaces can make your payments. The retail space is a bonus!

Very solid & clean building in high car and foot traffic area

Ready for your business to move in-Can be a Money Maker. Tenants pay heat/air.

Located in the heart of Bethel, Ohio right on St Rt 125

Call Jeff Smith with RE/MAX Elite at 513-659-9645 for more information or a private showing!

CIncinnati Area Real Estate Market Update

Monthly Statistics

Average days on market still low for the month of August

	2007 Totals	May 08	June 08	July 08	Aug 08
Homes for Sale	16,424	16,039	16,437	16,689	16,387
# of Homes Sold	24,337	1,721	1,771	1,675	1,599
# of Pending Sales	1,978	2,115	1,988	1,951	1,862
Avg. Sale Price	$177,781	$171,868	$192,376	$185,208	$167,657
Avg. Days on Market	79	89	83	76	77

This wonderful mini farm has a charming home with an updated kitchen, a bay window and window seat, wood cabinets, tile backspash and  an island.   There is a first floor master bedroom and hardwood floors. 

There have been many updates to this home including windows, heating and air.  This home also offers a relaxing front porch. 

There is a very large laundry room and mud room combination that you enter from the rear of the home.   The washer and dryer stay along with all the kitchen appliances. 

The home is situated on a beautiful rolling 5 acreas with a small creek. and mature trees.  It has a picturesque gravel lane that leads to the house.  There are several outbuildings on the property including a large cattle barn, corn cribb,  and a small garage / storage area.  This home also has a summer kitchen on the premises. 

It has a fenced in pasture so you can bring your horses. 

If you are looking for more land, there is an additional 5 acres available next door to this property.  

Call us for a private showing.  This could really be a special place! 

Monthly Statistics

Average days on market drops to 76 days for the month of July.

2008 Cincinnati Area Monthly Real Estate Market Update

	2007 Totals	April 08	May 08	June 08	July 08
Homes for Sale Monthly Avg	16,424	15,519	16,039	16,437	16,689
# of Homes Sold	24,337	1481	1,721	1,770	1,672
# of Pending Sales	1,978	2,292	2,115	1,988	1,951
Avg. Sale Price (Single Fam)	$177,781	$154,577	$171,882	$192,419	$185,457
Avg.  Days on Market	79	89	89	83	76
Avg. Interest Rate

These figures are based off of single family home sales data from the Cincinnati MLS.

Our team manager heard a so called industry expert on the news this morning saying you cannot get 100% financing these days but that just isn't the case.  We are closing a deal tomorrow where the buyer is purchasing his first home and did not put any money down.  He is participating in an Ameridream Program.  The seller agreed to pay his closing costs and put down 3%  of the purchase price for the buyer.  The seller also agreed to pay $375 for the Ameridream Program fee.   This is a great situation for a qualified and responsible buyer.  Notice I said qualified and responsible.  This type of loan isn't for everyone.  I have noticed the underwriting for these loans has tightened up recently and I think that is a great thing.  Too many people got this type of loan previously and ended up in foreclosure. 

Also, last week I listed a home for a client and our first offer was a zero down buyer. The home is now under contract and again the buyer is not putting any money down to purchase this home.  In this case the buyer is using the Nehemiah Program that allows the seller to contribute 3% for the buyers down payment.  The seller is assisting with the closing costs and paying a $599 fee that Nehemiah charges for their program.   The buyer will not have to put any money down to buy this house, now will he have to use his money for closing costs.   How cool is that! 

Most investments such as gold or stocks require you to fully fund the transaction with 100% of the purchase price.  With real estate, you can purchase a $100,000 home with none of your money.  You can leverage other peoples money to purchase a home.  Leveraging other  peoples money is probably the strongest reason to buy real estate. 

Don't let the press scare you away from buying a home.  The interest rates are good and there are still many loan options available.Rates this past week averaged 6.62 percent for a 30 year fixed rate loan and with some shopping you can do better than the national average.  Give us a call to see if you qualify for one of these 100% financing programs.

Phone:  513-766-9099

Cincinnati Area Real Estate Market Update

Monthly Statistics

Home sales continue to increase for the  month of June and the average days on market drops to 83 days. 

2008 Cincinnati Area Monthly Real Estate Market Update

	2007 Totals	April 08	May 08	June 08
Homes for sale  (Monthly Avg)	16,424	15,519	16,039	16,437
# of Homes Sold	24,337	1,773	2,027	2,076
# of Pending Sales	1,978	2,292	2,115	1,988
Avg. Sale Price (Single Fam)	$177,781	$154,577	$171,882	$192,419
Avg.  Days on Market	79	89	89	83
Avg. Interest Rate (30 Year Fixed Rate)

I helped a client bid on a home recently and HUD was offering $2500 for closing costs and other expenses as long as the buyer is planning to live in the home.  The incentives don't apply for investors. 

They also have a $100 down payment program available if you use FHA financing.   How great is that.  Rather than the normal 3% required for FHA, you can put $100 down and buy one of their homes. 

Many HUD homes require some TLC and some need a lot of work.  To help with the fix up costs, HUD allows you to finance the repair costs by utilizing an FHA 203K loan.  Again, this financing is not available to investors.   It must be an owner occupied home.   So don't let the fact that you don't have funds available to fix up the home deter you from buying a HUD home.  Finance the fix up costs using a 203K loan.  For more details call Dave Brumley  at McKinley Mortgage  791-2700

There are some great deals out there for the buyer that is willing to do some work and will be patient and look for a good buy.  It is crucial to get pre-approval before you can submit an offer on a HUD home. 

A few more facts about buying a HUD Home,

• Buyers that want to live in the home get 10 days to submit bids before investors are allowed to bid.
• HUD requires a earnest money to submit offers.  If the bid is 0 to $50,000 the earnest money must be $500.  If the bid amount is $50,001 - $100,000 the earnest money must be $1000.  If the bid amount is over $100,000 the earnest money must be $1500.
• Your Realtor/Brokerage has to be signed up to submit bids to HUD.  ReMax Elite is signed up and ready to help you.

If you have any questions or would like to learn more about the benefits of buying a HUD home give us a call at 513-766-9099.

Spacious brick & stone ranch home sits on over 5 acres of private wooded land. You'll love the 4 season room with radiant heated tile floors, a huge bar area (bar stools stay!), ceiling fans and sliding doors looking out to the pool! The first Master Suite has a catherdral ceiling along with a fireplace framed by window seats.  The walk-in closet has plenty of shelving, the Master Bath has seperate vanities & a huge tiled walk-in shower. This Master also boasts a walk-out to a private area of the patio.  The second Master also has an adjoing bath, walk-in closet & walk-out.  This home has a beautiful in-ground pool and patio that is perfect for friends and family.  You'll enjoy  complete privacy with the wooded surroundings and notice that the property extends well beyond the fence line. This is truly a special place to call home!

VIP Buyer's Program

Benefits for our buyer clients

· Great Financing assistance We will arrange for free no obligation pre-qualification meeting with an experienced loan officer to update you on the current interest rates, new loans available and to get your pre-approved for a home loan. 

· Automated home search We will set up our automated home search system and provide you with steady and instant updates on homes as they hit the market.   You give us the criteria for the home you want and we’ll establish your buyer’s profile and start e-mailing updates.  You will have access to hot new listings ahead of  most agents.

· Proven professionals Our team of agents and staff have years of experience to help ensure a smooth transition.  We will provide you with contact information for many proven professionals in the industry such as home inspectors, appraisers, lenders, home warranty providers, etc.

· Free Home Warranty  If we cannot negotiate a home warranty, we will provide one for you as long as your home qualifies for a home warranty.

· Buyers security   If you buy a home with us and decide to move within the first six months of the date of purchase, we will  help you sell the home for FREE excluding any brokerage fees for buyers agents. 

· Any type of home  We will help you with For Sale By Owner homes, builders and new construction, homes listed by other brokerages and investment properties.  Our team has experience in all facets of residential housing

· It should not cost you anything - Because the seller or builder usually pay our fees, you should not have to pay us anything for all the services outlined above and you are under no obligation to buy or build a home.

  In return for these services, you will agree:

1)    To get pre-approval - this will  help you get an offer accepted and make your house hunting much easier.  Sellers often require a pre-approval  with an offer.

2)    Allow us to represent you whenever you see a home, new or resale, that you want to view.  Advise all other agents, builders, and For Sale By Owner’s that you are working with us and we are your agent.  If you decide to make an offer on a home, you agree to do it through us.

3)   To give us 120 days to represent you as your agent.

First, I think its important to mention a big misconceptions I often hear.

• You can buy these homes for next to nothing - I have not found this to be the case.  I have been involved in hundreds of offers on these type of homes and the banks simply do not accept offers significantly below their list price.  For the first month, banks stay pretty close to their asking price.  As time goes on they will begin to drop their price gradually but it is very rare to see a bank accept an offer that is significantly below the list price in our market. 

Banks obviously want to sell these homes but sometimes you would never know it.  They are usually very slow to give you an answer on your offer.  You have to be very patient because it may take a week to get a counter offer or response to your offer.  I have had banks take 2 weeks to give me an answer on an offer. 

Banks don't want to play around, so make your offers as simple as possible and don't put a bunch of contingencies in your offer.  These homes are sold "AS IS" and the banks don't want to make repairs or replace the roof, etc.  They want to sell the home as it is and in their minds have priced the home to reflect the repairs.  Don't expect them to make necessary repairs or put in a new water heater.

Don't put weasel clauses in your offer.  For example:  this offer is contingent upon the approval of my partner within 30 days.  Keep the offer as simple as possible and minimize the contingencies.  You probably will need an inspection contingency and a financing contingency and banks are usually OK with those.

Financing - If the home is in need of repairs, as many bank owned homes are, many banks/lenders will not want to finance these type of homes.  I recommend using one of the local banks that offer rehab loans for investors.  Columbia Savings and Guardian Savings have good programs.  

Cash offers definitely help you offer get accepted.  If a seller has two offers similar accept one is a Cash offer and the other is getting financing at a local bank, which do you think they will accept?  There are too many things that can go wrong with financing and a CASH offer is clean and less likely to fall through.  I have seen banks accept a cash offer eventhough it was much less than another offer that was planning to get traditional financing.  CASH offers are very powerful. 

Get your pre-approval letter from your lender before you start looking at houses.  All banks require this letter or proof of funds with the offer.  If it isn't included with the offer, the banks won't consider it usually. 

Earnest Money - I recommend putting down at least $1000 as earnest money.  You will get this back if the offer isn't accepted and you will get credit for it , if the offer is accepted.  Let the seller know you are serious.

I always included a line in my offers to let the banks know I was buying the home AS IS and was not expecting the bank/seller to make repairs.  I also let them know I was using financing that was designed for investors buying a fixer upper. 

Most of the banks have their own addendum they will require the buyer to sign.  Some of these are 4 to 10 pages long and many times you don't have to sign these until your initial offer gets accepted.   Read these and understand what you are agreeing to.  They often will have a $50 to $100 / day fee if you don't close by the target closing date.  The banks want to make sure these deals close on time and they will expect you to pay these fees if you or your lender doesn't close on time. 

Also, their addendum may have the buyer paying additional fees that are not normal you our area.  Make sure you understand what fees you will be paying so you aren't surprised.

Inspections - When you decide to make an offer on a bank owned home, make sure you do your due diligence concerning your repair costs.  If  you are not experienced with home repairs, make sure you hire a home inspector to help you out.  Put in an inspection contingency in your offer to give you 7 to 10 days to complete a whole house inspection.   Buying distressed properties can be very risky if you are not very skilled at analysing the needed repairs and their costs.  I know you may be very eager to buy a home, but please take your time and understand your fix up costs.  This will make or break your investing experience.

Utilities - make sure you check your local utility companies to make sure there are no fees outstanding for the house you are planning to buy.  These fees may not be found by the title company so you should check yourself.  I have had properties in small villages that had tousands of dollars in outstanding charges that the local municpality tagged to the home for items such as removing and cutting up fallen trees and mowing the lawn.

Be ready to act quickly because these homes go fast if they are priced right. 

It is definitely a buyer's market right now.  For those thinking about buying a home here in the Cincinnati Market, all the pieces are in place to get a great buy. 

The interest rates are still very good and there are still good loans available.

There are many homes to choose from and many motivated sellers. 

Some of my clients have gotten some great deals on homes lately.   We have helped them find nice homes in nice communities that are priced below market value.  Some of the homes are new homes and homes that need some TLC.  If you have your pre approval ready and are patient with your search, there are some great buys right now. 

There are many bank foreclosures also available.  If you are an investor looking for a fixer upper to hang onto and rent.  Its a great time for a buy and hold strategy.  If you are able to keep these homes until the market turns around, you should do very well.  Also, if you you want to buy a home and are willing to do some work, opportunities are available.

Call us and ask about our VIP buyers program and let us find a great deal for you.  It's a great time to buy.

This is a beautiful 4 bedroom home in Country Club Estates on a large 1.3 acre lot. This home has over 4,800 square feet of living space.  Walk into the open foyer with beautiful hardwood floors and back to the Great Room with a floor to ceiling stone fireplace.  The kitchen offers hardwood floors, a center island, plent of cabinet space and lighting and a corner pantry. The Master Suite is huge, has an adjoning bath with a great corner tub and 2 walk-in closets! The finished lower level is spacious has a walk-out and the pool table stays with the home! You can relax and enjoy the outdoors on the private screened in porch or the deck.

This home is centrally located in Pierce Township in the Royal Oak Country Club community of Country Club Estates and is in the New Richmond School District.

To view a virtual tour visit www.JeffSmithTeam.com where you can view additional listings.

Call our 24x7 recorded Infoline 888-766-9099 ext. 7603 - or call Jeff at 513-659-9645 - ReMax Elite.

This lovely 4 bedroom home is in a great location - just minutes from Eastgate. Walk into the large, open foyer with beautiful hardwood floors.  You'll love the open floor plan that includes a family room with a huge bay window and gas fireplace.  The kitchen offers hardwood floors and stainless steel appliances and looks into the bright breakfast room that is surrounded by windows.  The second level master suite is large and has vaulted ceilings and the upstairs also includes the laundry room.  The full basement has a walk-out to a nicely landscaped backyard.

The McGuffey Lakes community is located only minutes from Eastgate Mall and all it has to offer.  It is close to I-275 and only 20 minutes from downtown Cincinnati.

To view a virtual tour visit www.JeffSmithTeam.com where you can also find additional listings.

Call our 24x7 recorded infoline 888-766-9099 ext. 7563 for additional info or call Jeff at 513-659-9645 - ReMax Elite

This spacious ranch sits on a half acre lot.  This home has the rustic feel of a mountain lodge with all of the natural woodwork, hardwood floors and 2 wood burning stoves.  The kitchen and bath have been recently updated and the over sized garage allows for plenty of storage. 

If you happen to love horses, this is the place for you.  Adjacent to the home are stables and pastures!

To see a  virtual tour of this home visit us at www.JeffSmithTeam.com where you can also see additional home listings and find information on our local communities.

Call our 24x7 recorded infoline 888-766-9099 ext. 7583  or call Jeff at 513-659-9645 - ReMax Elite

All of the work has been done for you in this charming 3 bedroom home.  Updates include new paint, carpet, updated kitchen & bath.  The living room has great built-ins and a fireplace walk through the french doors into the lovely dining room. You can enjoy the outdoors from the front porch swing or the back deck.  There is also a detached garage for plenty of storage.

This home is just blocks away from Mariemont in centrally located Madison Place.  You are just a walk away from shops, a movie theater and parks.

 To view a virtual tour visit  www.jeffsmithteam.com where you can also view additional listings.

Call our 24x7 recorded Infoline 888-766-9099 ext. 7573 or call Jeff at 513-659-9645 - ReMax Elite

This home is Brand New!!  Never been lived in!!  Just Beautiful - this 5 bedroom home in Liberty Crossing. This home is loaded with upgrades and has 2 Master Suites! Look at the beautiful hardwood floors and the Great Room with a fireplace.  The floor plan is very open as the kitchen looks into the Great Room.  In addition to a Master Suite on the first and second levels, there is also a bedroom on the second floor that walks-out onto the front balcony. The kitchen is a dream with stainless steel appliances, corian counters and ceramic tile.  Many upgrades including a full basement with walk-out, first floor laundry, upgraded lighting and a 3 car garage!

Liberty Crossing is conveniently located in Union Township and less than 1 mile from I-275 and interstate access.  It is also only minutes to Eastgate mall and Anderson Town Center. 

To view a virtual tour visit  www.jeffsmithteam.com where you can also view additional listings.

Call our 24x7 recorded Infoline 888-766-9099 ext. 7653 or call Jeff at 513-659-9645 - ReMax Elite

Take a look at this terrific 5 or 6 bedroom home in the desirable community of Polo Fields, in the MIlford School District.  Enjoy family time in the Great Room that includes a Wall of Windows and a lovely corner gas fireplace.  The warm kitchen has gleaming hardwood floors, a center island, a planning desk and walks-out onto the deck.  The Master Suite is on the second level and also includes a fireplace - this level had 3 additional bedrooms as well as a spacious bonus room.  The finished lower level is a living area within itself and has a bedroom, full bath, fireplace, ceiling fan and a walk-out to the patio. From the 1st floor laundry room (washer & dryer stay!) to the huge lower level to the 1.3 acre lot..this is a home that you will want to see!

Polo Fields is a great social and family oriented community in Union Township with swimming pools and play areas.

To see a virtual tour of this home go to www.JeffSmithTeam.com where you can also view additional listings.

Call our 24x7 recorded Infoline at 888-766-9099 ext.  7623 or call jeff at 513-659-9645 - ReMax Elite

Local home sales closed in October totaled 1,736 units -- off 12.28% from a year ago -- but 1.28% better than September's 1,714 sales -- according to the Cincinnati Area board of Realtors.

Pending sales reported in the area for October were at the 1,814 level, only 7.78% off that same mark one year ago, and an 11.36% improvement over September's 1,629 figure.  Pending sales are accepted contracts that normally close within the next 30-45 days.

Nationally, October

home sales were off 1.2% from September on a seasonally adjusted basis, and 20.7% less than a year ago.

Average seleling price in the Cincinnati area last month was $166,562, down 2.52% from $170,868 a year earlier, but 1.20% better than September's average selling price of $164,579.

The local inventory of unsold homes stands at 9.83 months, an improvement over the preceding month's 10.27 figure.  A lower number is better.  Nationally, it is now 10.8 months.  A balanced market - favorable to buyers and sellers - is 5 to 6 months of inventory.

"Inventory of homes for sale continues to be our major concern" saud Tom Steele, president of the Cincinnati Realtor Board.  "The fact that we've had six straight months of fewer new listings of homes for sale compared to the comparable period one year ago is a positive trend toward improving the inventory-to-buyers situation."

Steele also said that lower mortgage rates are in a buyer's corner.  Rates on a 30-year fixed rate loan have decreased recently.

Looking at the nationwide subprime martgage matter - loans made to buyers with marginal credit - only 2.7% of these mortgages comprise total mortgage dollars.  "Unfortunately, the housing market natiionwide is preoccupied with subprime mortgage headlines," said Steele. "But when taken in the overall context of mortgages, subprime is a small part of total mortgage activity.  The housing market - down somewhat now - will improve over time as the enlarged inventory situation shrinks."

I have two children currently attending Miami Valley Christian Academy (MVCA) in Newtown and I can't say enough about the staff and the great people we have crossed paths with at this wonderful school.  From the Headmaster to the principals and the teachers I am continually amazed at the dedication of these people and whenever I am at the school and walking the halls, I feel this really is a special place. 

The staff is simply wonderful!   All of our kid's teachers have been terrific and are top notch in my opinion.   The principals and headmaster work tirelessly to maintain course.   and there seems to be an endless supply of parental participation and involvement here.  I think this is what makes this school so special.   

MVCA is a private, interdenominational school with a little over 400 students.  It offers classes for pre-school through 12th grade.  My family has been involved with this school for the past 7 years and we have watched it continually grow in numbers and the facilities expand.  

Visit their website for further details about the academy.  http://www.mvca-oh.com