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Knox County Ohio Real Estate Information Archive

Sam Miller


Displaying blog entries 201-210 of 218

Despite all the negative media surrounding the housing industry these days our Knox County Ohio real estate market activity is stastically beating many other Ohio markets.  During the month of August the Knox County real estate market had 25 successful home sales close through the local Board of Realtors.  The average home sales price for August was $135,112 with the lowest home selling for just $39,900 and the highest Apple Valley Lakefront home selling for $372,000.  The total dollar volume for residential home sales for the month of August was $3,377,800. 

Currently there are 387 homes that are actively for sale and listed in the Knox County Board of Realtors.  Based on the 25 sales in August there is roughly 15 months of active inventory on the market.  What this means is that based on the current absorbtion rate of 25 per month it would take 15 months to deplete our current inventory.  Fifteen months of active residential inventory is certainly higher than in years past but consider that there are an increased  number of bank owned foreclosed homes on the market today which is more more than in years past.

Residential homes in Knox County Ohio continue to sell and there is increased buyer activity in the market today.  We track the number of incoming phone calls, internet website viewings, we track the number of visitors who view our virtual tours and online videos and most importantly we track the number of showings on our listing each week.  ALL of these numbers are increasing which means the market activity is heating up and there is continued interest in the Knox County Ohio housing market.

Sam Miller

5% Interest Rate On Knox County OH Homes For Sale

by Sam Miller

5% Fixed Interest Rate Loans Available on ANY of These 6 Knox County OH Homes When You Finance Your Purchase Through The Bank That Owns Them

Here's The Deal...these homes are bank owned and they want them SOLD immediately. They are offering amazing incentives to Knox County home buyers in exchange for a quick sale. 

Here's what you get with this incentive financing package:

  • 5% Fixed Rate Interest Loan
  • 30 Year Loan Payment Term
  • No PMI Required (bank waived all PMI)
  • Only 10% Down (which can be a gift)

Here are some sample payments for example purposes factoring in the details from above:

knox county home
677 Floral Valley would have a payment as low as $482.66 P&I


knox county home
14819 Old Mansfield Road would have a payment as low as $577.36 P&I



knox county home
230 Woodlawn Circle would have a payment as low as $625.67 P&I


knox county home
176 Lakeview Heights would have a payment as low as $675.92 P&I

knox county real estate
22598 Cornish Road would have a payment as low as $772.54 P&I

knox county real estate

725 Valleywood Heights Drive would have a payment as low as $1,811.78 P&I


Sam Miller and RE/MAX Stars Realty are not offering financing on these home, the sample payments are for example purposes only and are all based on 90% of the listing prices with 5% fixed rate interest for 30 year terms. Sample payments do not include property taxes or home owners insurance. Annual Percentage Rate calculated at 5.05%

To learn more about these homes and other Knox County OH real estate, please call me at 740-397-7800 or visit

Sam Speaks at CRS in Hawaii!

by Sam Miller

Aloha!  I am back from Hawaii, where I was honored to co-present the opening session of the Council of Residential Specialists’ Sell-A-Bration with Howard Brinton. 


I also was a featured panelist for a session on technology specialization; we discussed and explained today's latest and greatest real estate technologies such as hardware, software, websites, digital social networking, and advanced digital technologies including video and virtual tours.  


I believe that all in attendance learned a great deal at this event and, of course, a good time was had by all! 


I would love to put my put my expertise in residential real estate to work for you; if you are looking for the perfect Knox County OH property to call home, please call me at 740-397-7800 or visit  

30-Year Mortgages Hit Lowest Rates Since 2005

by Sam Miller

As you have probably seen in the news this week, the Fed has recently cut interest rates again, bringing rates to the lowest they have been since 2005.


Here is my advice about why this is a great time to take advantage of these low rates if you are considering buying a home:


Freddie Mac currently lists the average interest on 30-year fixed loans at 5.69 percentthe lowest level since July 2005. Other rate declines include:

  • 15-year fixed mortgages dropped to 5.21 percent from 5.43 percent a week ago.
  • 5-year adjustable-rate average decreased to 5.4 percent from 5.63 percent.
  • 1-year ARMs fell to 5.26 percent from 5.37 percent..

Observers generally agree that borrowing costs will remain at or near 6 percent for 2008 unless a U.S. recession surfacesin which case they expect rates to decline further.


To learn more about Knox County OH real estate, please call me at 740-397-7800 or visit 

Should You Fix It – Or Forget It?

by Sam Miller

If you made a new year’s resolution to finally get around to those fix-up projects around the house, you may quickly find yourself overwhelmed – and under-funded – if you try to tackle everything at once. has put together a list of pitfalls to avoid when remodeling your home in 2008.  Read the full article here, or check out the highlights below:


  1. Ask for advice.  Talk with a local, experienced Realtor who can help you gauge your home’s current value.  Before you go pouring money into a remodeling project, it is valuable to know where your home currently stands and what you stand to gain by making improvements.  To request a complimentary market analysis of your Knox County OH home, please click here. 
  2. Dig deeper.  Considering getting a home inspection before you remodel or put your home on the market.  This will give you a very clear idea of where you need to focus your fix-up efforts.
  3. Look outside.  Pay attention to the condition of the exterior of your home – including the siding and windows.  Sure, you may want to put all of your money into those new hardwood floors, but structural repairs should always be the first priority.
  4. Spend time in the bathroom.  Even small upgrades to a bathroom – new hardware or fixtures – can give it a whole new feel.  If you are thinking of selling your home this year, remember that buyers want to see a bathroom that can be used right away and is not in need of major repair.
  5. Keep it small in the kitchen.  We’ve all heard that “the kitchen sells the home,” but remember that, if you are planning on selling your house, every buyer has their own taste in the kitchen, so it is best to keep things neutral and let the buyer customize it as they wish. 

If you are planning to buy or sell a home in 2008, please call me at 740-397-7800 or visit to learn more about Knox County OH real estate.

2008 Knox County OH Real Estate Predictions

by Sam Miller

The National Association of Realtors has published its predictions for the 2008 housing market, and the data looks positive so far.  Most noteworthy is the trend toward improving existing home sales. 


Lawrence Yun, senior NAR economist, said “Now that mortgage conditions have improved, some postponed activity should turn up in existing-home sales over the next couple of months, and I expect sales at fairly stable to slightly higher levels.” 


Existing home sales are expected to rise to $5.7 million in 2008 – making it the fifth highest year on record.  Existing home prices, which declined 1.9% to a median of $217,600 in 2007, are expected to go back up about .3% in 2008.  As Yun noted late in 2007 “even with a modest decline in the national aggregate price this year, it’s important to keep in mind that nearly two-thirds of the metro areas in the US are showing price increases … the apparent disparity results from fewer sales in high-cost areas, so a change in the mix is dragging down the national median home price.”


To find out the latest trends in Knox County OH real estate, please call me at 740-397-7800 or visit  To begin searching for Knox County OH homes, please use my complimentary MLS search.

Knox County OH Real Estate Update

by Sam Miller

Attention, home sellers!  Even in an uncertain real estate market, there may be good news for you – depending on where you live.  The National Association of REALTORS® has published the results of its quarterly sales survey and found that the median home price continues to rise in most metropolitan areas.  The median is a typical market price – meaning half of all homes sold for more, and half of all homes sold for less.


Lawrence Yun, NAR chief economist, said the data underscores the fact that all real estate is local.  “Some metro areas are hot, while others are experiencing localized problems,” he said.


As we move into a new year, we will keep a close eye on the Knox County area market trends to see how prices affect sales volume.  Since the market changes month to month and neighborhood to area, please contact me at 740-397-7800 or visit to get the latest information on Knox County OH real estate.  To receive a complimentary home value analysis, please click here.


Happy new year - see you in 2008!

The Basics of 1031 Exchange

by Sam Miller

Many homeowners have heard of a “1031 Exchange,” but few understand the basics of what an exchange actually entails.  Today I want to cover just a few of the basics of the process, as it can be an invaluable method of homeownership for investment homeowners.


What is a 1031 Exchange?

Put simply, it is the sale of one property in exchange for the purchase another property of similar value without the required payment of capital gains tax, all performed within a specific time frame.  An example of when you might use a 1031 Exchange, as opposed to selling a home and purchasing a new one outright:  you want to sell your current vacation home and purchase a new, similar one that has a few better features.  You have not yet owned your current vacation home for two years, so you are subject to substantial capital gains taxes when you sell it.  If you were to use a 1031 Exchange, you could “exchange” your current home for a new one and be relieved of the capital gains requirement.  It is this difference between "exchanging" and not simply buying and selling which, in the end, allows you, the taxpayer, to qualify for a deferred gain treatment. In a nutshell: sales are taxable with the IRS and 1031 exchanges are not. US CODE: Title 26, §1031. Exchange of Property Held for Productive Use or Investment

Important Rules of 1031 Exchange

1.   The total purchase price of the replacement "like kind" property must be equal to, or greater than the total net sales price of the relinquished, real estate, property.

2.   All the equity received from the sale, of the relinquished real estate property, must be used to acquire the replacement, "like kind" property.

1031 Timelines and Rules


Identification period – the seller has exactly 45 days from the sale of the original property to identify other replacement property(s) that he proposes or wishes to buy. 


Exchange period – the period during which the seller of the relinquished property must receive the replacement property.  This period ends exactly 180 days after the date on which the person transfers the property relinquished or the due date for the person's tax return for that taxable year in which the transfer of the relinquished property has occurred, whichever situation is earlier.


If you want to learn more about strategies for buying and selling investment properties, or are interested in Knox County OH real estate, please call me at 740-397-7800 or visit  To get started searching for Knox County OH real estate, please use my complimentary MLS search.


Best wishes for a safe and happy holiday season!

Strategies for Coping with a Slow Real Estate Market

by Sam Miller

Although the real estate market is still down in many areas, you may find yourself in a situation such as a job relocation that will force you to sell your home or purchase a new one.


This article from offers helpful information on how you can still make a smart move in this unpredictable real estate market.  Here is a summary of the tips:


  • Sell smart – if you are trying to sell your home, you must set a realistic price based on the current market.  You should also discuss with your Realtor the current average “days on market” that most properties are taking to sell.  This will help you better plan for your move.  If you are not willing to list for the current market value, and you do not want your house to be on the market for long, consider waiting out this down market as it is likely to turn around soon.
  • Spend wisely – try to follow the rule of thumb of spending no more than 20% of your home’s value on renovations.  At a time when your home may be worth less than it was this time last year, this is not the time to be sinking money into it.
  • Foreclosures are still your problem – remember that, even though you are not facing foreclosure, the other properties in your neighborhood that are foreclosed upon will decrease your home’s value.  As a general rule, for every home that goes into foreclosure in your neighborhood, your property value drops about 1%.  That value will stay depressed for about two years.  To find out where the foreclosures are in your area, go to or and type in your zip code.
  • Recheck your mortgage – many homeowners do not know what kind of mortgage they have.  If you are one of them, pull out your old closing documents and find out how often you're rate will increase and what caps there are to how much that increase can be.  This information should be on the Adjustable Rate Rider, among the first few pages in your documents.

Remember, the Knox County real estate market is always changing from month to month and neighborhood to neighborhood.  To find out what your home is worth, click here for a complimentary market analysis.  You may also visit to learn more about Knox County OH real estate, or call me at 740-397-7800.

Interest Rate Update: Translating What The Fed Said

by Sam Miller

Recently we learned that the Fed had cut its federal funds rate once again to 4.5%.  What followed in the news was a flood of technical financial jargon, which just confuses many people rather than helping them understand how the change affects them.


Luckily for those who did not major in finance, has put together a handy “What The Fed Said” translator of the Fed’s news release!  Check it out here and remember that an experienced Realtor can always refer you to a reputable lender, who can help you decide the best way to finance your home purchase.


To learn more about Knox County OH real estate, please call me at 740-397-7800 or visit  To begin searching for Knox County OH homes please use my complimentary MLS search.

Displaying blog entries 201-210 of 218