Highland County's real estate market still leans in favor of sellers thanks to lower-than-normal inventory — but homes are taking longer to sell than they did during the hot market years of 2020-2022, giving buyers a bit more negotiating leverage than they've had in a while. Current snapshot: 148 active listings, 47 new listings in the last 30 days, a median sold price of $250,000, and 56 homes sold in the past month. Mortgage rates remain elevated across conventional, FHA, VA, and USDA loans — though Highland County is heavily USDA-eligible, meaning many buyers here have access to a true zero-down option. The takeaway for buyers waiting on rates to drop: marry the house, date the rate. Refinancing later is always possible — the right home at today's price might no longer be available once rates come down and competition for limited inventory increases. For sellers, rising home values since 2020 mean many Highland County homeowners are sitting on solid equity, with some abl...

Ever wonder why some real estate search sites feel more accurate than others? It comes down to IDX — Internet Data Exchange — the technology that connects a website directly to the local MLS so listings show up in real time, not days later after they've been filtered through a national portal. For buyers searching Hillsboro, Highland County, and the rest of Southern Ohio, that difference matters. A true IDX-powered search means current listings, local-specific filters like acreage and school district, instant alerts when a new match hits the market, and a map view that actually shows you where a home sits. Vance Team Realtors built their site on exactly this kind of direct MLS connection, so buyers aren't stuck searching secondhand data. Read the full breakdown of how IDX search gives Southern Ohio buyers a real edge — including what it looks like in practice — in the full post: What Is an IDX Website and Why It Gives You a Real Edge as a Buyer

Pricing Your Home Right the First Time — Why It Matters One of the most critical decisions you'll make as a seller is setting the right price. Not the highest price you hope for. Not the lowest you'll accept. The right price—one that reflects your home's true market value and attracts serious buyers. Get this wrong, and it costs you real money. Get it right, and your home sells faster. The Problem With Overpricing: Overpriced homes sit on the market longer. Fewer showings. Fewer offers. Price reductions signal desperation. You end up selling for less than if you'd priced correctly from day one. The Advantage of Strategic Pricing: Correctly priced homes attract serious buyers. Multiple offers become possible. You sell faster. You have negotiating power. How to Find Your Home's True Market Value: Study recent comparable sales in your area Factor in current market conditions Assess your home's condition honestly Consider location within your neighborhood Accou...

Fayette and Pike County Real Estate Market Update Both Fayette and Pike County are experiencing sellers' markets with strong sales activity and limited inventory. Pike County Market: Median sold price: $275,000 Active listings: 75 Homes sold (past 30 days): 31 New listings added: 23 Under contract: 11 With 31 homes selling and only 23 new listings entering the market, inventory is tightening. Competition for buyers is real. Fayette County Market: Median sold price: $255,000 Active listings: 93 Homes sold (past 30 days): 35 New listings added: 36 Under contract: 21 Fayette County shows slightly more balance, but with 21 homes under contract, available inventory will continue to shrink. What This Means: For buyers, both markets require fast decision-making and strategic offers. Pre-approval is essential. Homes priced correctly move quickly, often within days. For sellers, market conditions are favorable. Homes at market value attract buyer interest and multiple offers are...

How to Make a Competitive Offer in a Low Inventory Market When homes are moving fast and multiple offers are common, you need a strategy that sets your offer apart. Here's what works: Get a pre-approval letter before you start looking. It proves you're a serious buyer with real financing backing. Make your offer as clean as possible—minimal contingencies, short inspection periods, and quick closing timelines reduce risk for sellers and make your offer more attractive. Put down a strong earnest money deposit. Three percent instead of one percent signals genuine commitment. Consider limiting or waiving the inspection contingency if you've already had a pre-inspection. It shows confidence and reduces seller concerns. Offer a faster closing timeline when you can actually deliver it. Sellers love speed and certainty. Write a personal letter to the seller if appropriate. In smaller Southern Ohio communities, genuine connection matters. Price strategically based on recent comparab...

The Real Impact of Professional Home Photography — Why It Matters When Selling When you decide to sell your home, most potential buyers see it online before they ever walk through your front door. They've already made a judgment about whether it's worth their time — based on photos. You've got seconds to make a first impression. Why Professional Photography Matters Professional real estate photography captures your home in the best possible light. Professional photographers understand lighting, composition, and how to showcase each room strategically. They know which angles make spaces appear welcoming and spacious, and how to highlight your home's best features. Some agents still photograph listings with their cell phones. The difference is immediately obvious: poor lighting, awkward angles, distorted proportions. Buyers notice, and they move on to the next listing. Professional photos send a different message — this home has been carefully presented and deserves serio...

How to Choose the Right Buyer's Agent — What to Look For If you're thinking about buying a home, one of the most important decisions you'll make is choosing the right real estate agent to represent you. But what should you actually be looking for? Understanding Buyer's Agent Compensation First, it's worth understanding how buyer's agent compensation works today. Historically, sellers paid a commission that was split between agents. Today, buyer's agent compensation is negotiated as part of your purchase offer. The majority of sellers are still offering buyer's agent compensation in their listings. However, a quality buyer's agent will negotiate this on your behalf to ensure you're not paying out of pocket for representation. What a Quality Buyer's Agent Does A good buyer's agent has access to comprehensive MLS data and knows current inventory in your target areas. They'll search for homes that match your specific criteria and alert yo...

When you're ready to buy a home, one of the first questions that comes up is: Do I need a buyer's agent, and what's going to cost me? It's a fair question. Home buying is one of the biggest financial decisions you'll ever make, and you want to understand exactly what you're paying for and who's working for you. How Buyer's Agents Get Paid Here's the good news — working with a buyer's agent doesn't cost you anything out of pocket. Historically, when a home sold, the seller paid a commission that was typically split 50/50 between the listing agent and the buyer's agent. Recent legal changes have shifted how buyer's agent compensation is negotiated, but here's what matters to you: Most sellers are still offering buyer's agent compensation as part of their listing. However, this compensation is now formally part of your offer to purchase, which means it needs to be negotiated — just like any other term of your purchase agreement. ...

When you search for homes on a national platform like Zillow, clicking "Contact Agent" doesn't always connect you with someone who knows your local market. Zillow is shifting toward a model where agents receive buyer leads in exchange for giving up a significant portion of their commission after closing. In practice, this means you're often connected with whoever is next in line, not necessarily someone with hands-on experience in your specific area. Local markets like Hillsboro, Greenfield, and the surrounding areas each have their own patterns when it comes to pricing, inventory, and buyer demand. Working directly with a local, independent agent means you know exactly who you're working with from the start. At Vance Team Realtors, that's either Bryan Vance or Rene Vance, both with deep, firsthand knowledge of the Highland County market. Our listings also come from a real-time MLS feed, so you're seeing accurate, current information. Read the full post he...

I've had clients ask me, "Are you still with the same company?" after we've worked together for years. It always makes me pause because the truth is, the brokerage name has never defined our working relationship. When someone hires me, they're hiring me, not a brokerage. That relationship doesn't change based on what's printed on a sign. Since Bryan and I started this business, we've been part of four different brokerages. The most recent change, in 2025, came from a buyout, not something we chose. But not one client relationship changed because of it. That's because it was never tied to the brokerage in the first place. If you're choosing an agent, ask yourself what actually matters: the name that's been around the longest, or the person who will actually be there for you. Read the full post here:  Read the Full Blog Post Here! 📞 Call or text Rene: 937-205-6513 🌐 VanceTeamRealtors.com  

  If you've searched "sell my house fast," you're probably picturing either a quick cash offer or a home that sits on the market for months. The truth is, selling fast doesn't have to mean sacrificing your home's value. Done right, it means selling quickly and for the price your home deserves. A rushed sale often skips important steps, whether that's a lowball cash offer or a home that lingers and eventually sells below market value. Common mistakes that slow things down include overpricing, skipping basic preparation like decluttering or minor repairs, and weak marketing that limits buyer exposure. So what actually works? Start with an accurate home valuation, prepare your home to show well, use professional photography, price it strategically from the start, and maximize exposure to qualified buyers. With Highland County's market still favoring sellers, homes priced and prepared correctly are moving quickly. But that advantage only holds if the proc...

  Here's a quick look at what's happening in the Highland County real estate market as of early August 2026, based on the latest 30-day data from the National Association of Realtors. 143 active listings 43 new listings in the past 30 days 79 listings pending 40 homes sold in the past 30 days Median sold price: $250,000 The market still favors sellers right now. For buyers: waiting for lower interest rates may not pay off — competition tends to increase as rates drop. Getting into the right home now, and revisiting refinancing later, is often the smarter move. For sellers: conditions remain in your favor. Homes priced right and prepared well are moving. A great starting point is a free home valuation. Want the full breakdown? Read the complete market update here: SouthernOhioRealEstateNews.com  📞 Call or text Bryan: 937-776-3405 📞 Call or text Rene: 937-205-6513 🌐 VanceTeamRealtors.com

If you're thinking about buying a home in Southern Ohio, there's one step that should happen before you ever start browsing listings — getting pre-approved for a mortgage. Pre-approval means a lender has reviewed your income, credit, and debts and told you exactly how much you're qualified to borrow. It's different from a quick pre-qualification estimate — this is a real, documented number sellers can trust. Why does it matter so much? A few reasons: You'll know your true budget before you fall in love with a home You can move fast when the right listing hits the market Sellers take your offer more seriously when it's backed by a pre-approval letter Getting started is simple: gather your financial documents, connect with a trusted lender, complete an application, and you'll have your pre-approval letter in hand — ready to attach to any offer you make. Bryan and Rene Vance work closely with Trey Budke at USA Mortgage, a local lender who understands the So...