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Knox County Ohio Blog

Sam Miller

Knox County Ohio Blog

Sam Miller

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Displaying blog entries 221-230 of 260

Digital Camera Wide Angle Lens Comparison

by Sam Miller

A statistic that those of us in the real estate industry know very well is that 86% of all home buyers begin their home shopping adventure searching for homes on the internet.  Buyers often visit dozens of real estate websites viewing detailed information on listings including taking virtual tours and viewing real estate slideshows.  Websites, virtual tours and slide shows all have one thing in common and that is that buyers are looking at digital photos of these homes.  Wouldn't you think that it would be logical for a real estate professional to invest in the technology that produces the best quality photos considering that 4 out of 5 buyers will be making their decision of which homes they want to take an interior tour of based on what photos they see online? 

The biggest mistake I see agents make is that they are trying to photograph their listings with a small pocket digital camera.  The challege with these types of cameras is that they are truly not designed for taking interior photos of homes especially in lower light settings.  The biggest issue with these types of camera is that most are limited to a 25 mm to 35 mm camera lens.  This makes for some very awkward photos when you are trying to get some really good shots of a moderate to smaller sized room such as a bathroom, breakfast nook, media room, enclosed porch, breezeway, kitchen pantry or pretty much any other smaller room.   The type of camera, the camera sensor, the lens and the flash all contribute to the quality of interior photos of our homes.

The following four photos were taken using a very high quality Canon DSLR 40D camera.  I wanted to demonstrate the difference between a more standard 35 mm lens shot compared to a 24 mm, 17 mm and even the ultra wide 10 mm lens shots.  The reason is that to the average consumer a digital photo is a digital photo UNTIL they actually see how much more of the room we are able to feature using the wider angle lens that is simply not available on the small pocket sized digital cameras.  

Sam Miller 35 mm digital camera comparison35 mm Setting.  The above photo was taken using the 35 mm lens setting.  As you can see it only captures a small portion of this kitchen.  What is amazing is this kitchen is a huge room but because of the narrow focus of the 35 mm lens you only see a fraction of this home.  This is obviously NOT how to highlight your listing.

Sam Miller 24 mm Photo Comparison

24 mm Setting.  The above photo was taken from the exact same angle and the major difference is that with the 24 mm lens you can start to see more of the actual kitchen area.  This photo is a major improvement over the 35 mm because it makes the kitchen appear a little larger.  the problem is that 24 mm is a wider angle view than most poctet digital camera allow.  It would be extremely rare that most pocket digital cameras produce a photo that is this wide angle. 

Sam Miller 17 mm Photo Comparison

17 mm Setting.  The above photo view obviously shows a much larger kitchen view and you can now appreciate the amount of counter space and the actual size and feeling of the kitchen.  A 17 mm lens is not an available option on a popular pocket digital camera such as the Kodak, Panasonic, Sony, Olympus or the HP models.  This is where the Canon DSLR cameras really shine because they can take advantage of the availability of specialized lenses such as the 10-22 which is ideal for shooting the interiors of homes.  Yes, they are certainly more expensive but the results are well worth the investment and your clients will love you for it. 

Sam Miller 10 mm Photo Comparison

10mm Setting.  This is the widest angle setting I have on my Canon DLSR which is 10mm.  The room looks absolutely huge and you can really notice how much work area and you can see there there is plenty of room to walk around the center island.  Notice this is the only photo where you can see that this kitchen actually has a vaulted ceiling.  The 10 mm view highlights more than  3 times the shear space and volume as the more standard 35mm lens.

When you are interviewing a real estate professional to market your home it is a great idea to view and compare the quality of their photos and their website and virtual tour marketing.  With more than 80% of all home buyers making their home buying decision based on what they see online remember that a picture is worth a 1,000 words so consider what will your agents photos say about your home. 

Sam Miller

*All photo examples were used as they came out of the camera and no retouching or photo enhancements were utilized.   

2008 Annual Real Estate Sales Report for the Mount Vernon, Ohio Housing Market.  

  • 211 Residential homes sales within Mount Vernon, Ohio in 2008
  • $22,261,868 or just over 22 million in combined volume
  • $105,506 was the average sales price for Mount Vernon, Ohio
  • $425,000 was the highest residential sale in Mount Vernon
  • $8,000 was the lowest actual frame constructed home sale (repo) 

Here are the 2008 Knox County home sale numbers broken down by specific price ranges, how many sold in each price range and the average sales price per price range grouping.

  • 27 homes sold from $50,000 or less with an average sale price of $36,104.
  • 41 homes sold from $50,001 to $75,000 with $61,411 average sales price.
  • 47 homes sold from $75,001 to $100,000 with $86,655 average sales price.
  • 33 homes sold from $100,001 to $125,000 with $110,719 average sales price.
  • 25 homes sold from $125,001 to $150,000 with $138,222 average sales price.
  • 13 homes sold from $150,001 to $175,000 with $158,592 average sales price.
  • 13 homes sold from $175,001 to $200,000 with $189,882 average sales price.
  • 9 homes sold from $200,001 to $250,000 with $231,044 average sales price.
  • 2 homes sold from $250,001 to $300,000 with $276,250 average sales price.
  • 1 home sold above $300,001 in the Mount Vernon, Ohio area in 2008.
Sam Miller

Apple Valley Lake Annual 2008 Residential Home Sales Report

by Sam Miller

Each year I compile "The State of the Market Residential Housing Report" for the Apple Valley Lake Community which is located in Knox County, Ohio.  This report highlights all residential home sales for the previous year.  This report includes only home sales in Apple Valley Lake Community including Apple Valley lakefront homes, lakeview homes, golf course homes and wooded and more typical locations.  This report excludes all vacant lot sales which are being featured in my Annual Apple Valley Lot report.  

  • 101 Residential homes sales in 2008 at the Apple Valley Lake Community
  • $16,058,378 or just over 16 million in total combined volume (per MLS)
  • $158,993 was the average sales price for the homes sold in Apple Valley
  • $530,000 was the highest residential sales in Apple Valley in 2008 MLS
  • $65,000 was the lowest sales price in Apple Valley per Knox County MLS 

Here are the 2008 Apple Valley home sale numbers broken down by specific price ranges, how many sold in each price range and the average sales price per price range grouping.

  • 3 homes sold from $50,001 to $75,000 with $68,500 average sales price.
  • 23 homes sold from $75,001 to $100,000 with $88,607 average sales price.
  • 23 homes sold from $100,001 to $125,000 with $113,744 average sales price.
  • 16 homes sold from $125,001 to $150,000 with $138,059 average sales price.
  • 4 homes sold from $150,001 to $175,000 with $161,236 average sales price.
  • 15 homes sold from $175,001 to $200,000 with $184,950 average sales price.
  • 4 homes sold from $200,001 to $250,000 with $227,625 average sales price.
  • 1 home sold from $250,001 to $300,000 with $295,000 average sales price.
  • 9 homes sold from $300,001 to $400,000 with $351,333 average sales price.
  • 2 homes sold from $400,001 and higher with $467,000 average sales price.
Click Here to view the 2008 Knox County Ohio "State of the Market" residential home sale report.

Sam Miller

 

Knox County Ohio 2008 Home Sales Year End Report

by Sam Miller

Each year I compile "The State of the Market Housing Report" for Knox County Ohio highlighting all residential home sales for the previous year  This report includes home sales in Mount Vernon, Centerburg Danville, Fredericktown, Gambier, Howard and even the smaller villages such as Bladensburg and Martiinsburg.

  • 428 Residential homes sales within Knox County Ohio
  • $53,249,324 or just over 53 million in combined volume
  • $124,414 was the average sales price for the Knox County
  • $565,000 was the highest residential sales in Knox County MLS
  • $8,000 was the lowest actual frame constructed home sale (repo) 

Here are the 2008 Knox County home sale numbers broken down by specific price ranges, how many sold in each price range and the average sales price per price range grouping.

  • 40 homes sold from $50,000 or less with an average sale price of $34,459.
  • 54 homes sold from $50,001 to $75,000 with $62,891 average sales price.
  • 93 homes sold from $75,001 to $100,000 with $87,353 average sales price.
  • 77 homes sold from $100,001 to $125,000 with $111,665 average sales price.
  • 52 homes sold from $125,001 to $150,000 with $138,905 average sales price.
  • 43 homes sold from $150,001 to $175,000 with $160,796 average sales price.
  • 27 homes sold from $175,001 to $200,000 with $187,998 average sales price.
  • 19 homes sold from $200,001 to $250,000 with $230,310 average sales price.
  • 8 homes sold from $250,001 to $300,000 with $275,937 average sales price.
  • 10 homes sold from $300,001 to $400,000 with $350,200 average sales price.
  • 5 homes sold from $400,001 and higher with $490,800 average sales price.
I am also in the process of posting additional 2008 "State of the Market" reports for each individual community within the Knox County Area.

Click Here to view the Apple Valley Lake Community 2008 "State of the Market" Home Sales Report

Sam Miller


 

Apple Valley Lake January Calendar

by Sam Miller

Many people think of Apple Valley strictly as a lake community for summer fun during the warm weather months but Apple Valley has activities year round.  The following is a schedule of events for the month of January 2009.   

  • January 1st: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 2nd:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 2nd:  Skating 7:00 p.m.
  • January 5th: Property Committe. Meeting 2:00 p.m.
  • January 5th:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 5th:  Lake Committee Meeting at 7:00 p.m.
  • January 6th: Activities Committee Meeting at 1:00 p.m.
  • January 7th: Water Aerobics at 10 a.m.
  • January 7th:  Teen Fusion at 6:45 p.m.
  • January 7th:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 8th:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 8th: So and Sews at 11 a.m.
  • January 8th: Apple Core at 2 p.m.
  • January 8th: Social Dance at 7 p.m.
  • January 9th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 9th:  Skating at 7 p.m.
  • January 12th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 12th:  Fish Club Potluck at 6:30
  • January 13th: Bridge at 1:00
  • January 13th: Cub Scouts Pack 344 at 7 p.m.
  • January 14th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 14th: Apple Valley Artists at 9:30 a.m.
  • January 14th: Apple Blossoms at 10 a.m. 
  • January 14th: Lions Club at 7 p.m.
  • January 15th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 15th:  So and Sew at 11 a.m.
  • January 15th:  Cooking School at 2 p.m.
  • January 15th:  Social Dance at 7 p.m.
  • January 16th:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 16th:  Skating at 7 p.m.
  • January 17th: Cards at 7:00 p.m. 
  • January 19th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 20th:  Board Meeting at 7 p.m.
  • January 21st:  Garden Club at 9 a.m.
  • January 21st:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 21st:  Apple Blossoms at 10 a.m.
  • January 21st:  Teen Fusion at 6:45 p.m.
  • January 22nd: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 22nd:  So and Sews at 11 a.m.
  • January 22nd:  Social Dance at 7 p.m.
  • January 23rd:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 23rd:  Skating at 7 p.m.
  • January 24th: Fishing Seminar and Lunch at 11 a.m. to 5 p.m.
  • January 26th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 27th:  Bridge at 1 p.m.
  • January 27th:  Cub Scouts Pack 344 at 7 p.m.
  • January 28th:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 28th:  Apple Valley Artists at 9:30 a.m.
  • January 28th:  Apple Blossoms at 10 a.m.
  • January 28th:  Lions Club at 7 p.m.
  • January 29th:  Label Cider Press at 
  • January 29th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 29th:  So and Sews at 11 a.m.
  • January 29th:  Social Dance at 7 p.m.
  • January 30th:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • January 30th:  Skating at 7 p.m.  
All events and dates are subject to change*

If you are interested in obtaining information relating to the Apple Valley Lake housing market or you would just like to view available Apple Valley Homes that are currently for sale Click Here to visit our exclusive Apple Valley website www.AppleValleyOhio.com.

 

Twitter Connects Apple Valley Property Owners

by Sam Miller

 

The Apple Valley lake community in Knox County Ohio has more than 6,600 developed lots and home sites.  Many of the Apple Valley property owners live outside of the Apple Valley lake community yet they want to stay connected to what is happening in Apple Valley.  Beyond the Cider Press Publication or our Apple Valley Blog there is a new online option for Apple Valley Property Owners called Twitter.

Twitter is a new website technology that allows people to connect with each other using a quick and easy format.  Twitter has been referred to as a micro blog that allows only 140 characters or less per message.  To give you an idea how small 140 characters is let me say that it is smaller than a single cell phone text message.  Keeping the Twitter content brief makes it even powerful because it can be accessed via computer, cell phone, text messaging, iPod Touch or most other wireless devices.  The Twitter technology even allows us to post website links to photo updates, current weather and many other information that an out of town property owner would find useful.  

If you are already a Twitter user and you would like to stay updated you are welcome to follow me on Twitter by clicking the following link and selecting "follow":  http://www.Twitter.com/sammillersells.  For those who are interested in setting up a free Twitter account just visit www.Twitter.com and it is very simple.  Once you have your account setup be sure to visit:  http://www.Twitter.com/sammillersells

Going Green Tips

by Sam Miller

Going Green doesn't have to be difficult and it doesn't have to be expensive.  With just a little added planning and by making some very small changes we can make a difference.  I will keep the "Going Green" ideas coming each week.  It is amazing that once I have started thinking about trying to live a little greener how you start noticing things that never stood out before.  

Here are 5 tips you can easily use in the coming week.

 

  1. When boiling water or heating up anything on your stove top always place a lid on your pot to retain the heat. This will bring the temperature up faster which will help you also conserve energy.
  2. During the winter months when you are turning on your furnace and setting the thermostat consider setting the temperature just 2 or 3 degrees lower than you did last year.  Put on a sweater or sweat shirt and you will more than likely never notice the difference in temperature.  This will conserve energy and help you reduce your heating bills.
  3. If you regularly utilize a kitchen dishwasher consider running a single cycle each day rather than one in the morning and one after dinner.  This will conserve water and electricity.
  4. On sunny winter days open up your drapes and window blinds to let the sun add additional warmth to your home.  Not only does this help reduce your heating bills but sunshine energizes people.  It is hard to feel depressed on a bright sunny day.
  5. Every 6 months or so it is a good idea to gently vacuum or lightly brush off the refrigerator condenser coils which are located on the bottom or the back of your refrigerator.  This will help your refrigerator last longer and not require it to kick on and off nearly as much.  
To visit our real estate website home page Click Here and to view our active real estate listings for sale Click HERE

 

Apple Valley Lake December Calendar

by Sam Miller

Many people think of Apple Valley strictly as a lake community for summer fun during the warm weather months but Apple Valley has activities year round.  The following is a schedule of events for the month of December 2008.   

  • December 1st: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 2nd: Apple Valley Singers at 6:00 p.m.
  • December 3rd:   Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 3rd: Garden Club at 9:30 a.m. 
  • December 3rd: Apple Blossoms at 10:00 a.m.
  • December 3rd: Teen Fusion at 6:45 p.m.
  • December 4th:   Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 4th: So and Sews at 11:00 a.m.
  • December 4th:   Cookie Baking at 1:00 p.m. to 5:00 p.m.
  • December 4th: Social Dance at 7:00 p.m.
  • December 5th: Fitness Center 7:00 a.m. to 11:00 a.m. only
  • December 5th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 5th:   Floral Valley Closes at 4:00 p.m.
  • December 6th: Potluck Social Hour at 6:00 p.m.
  • December 6th:   Potluck Dinner at 6:30 p.m. 
  • December 8th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 8th: Fish Club Potluck ay 6:30 p.m.
  • December 10th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 10th: Apple Blossoms at 10:00 a.m.
  • December 11th:  Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 11th: Apple Core at 9:30 a.m.
  • December 11th: Social Dance at 7:00 p.m.
  • December 12th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 12th:  Skating at 7:00 p.m.
  • December 13th: Children's Christmas Party 2:00 to 4:00
  • December 15th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 15th: Square Dancers at 6:45 p.m.
  • December 17th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 17th: Apple Blossoms at 10:00 a.m.
  • December 17th: Teen Fusion at 6:45 p.m.
  • December 18th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 18th: So and Sews at 11:00 a.m.
  • December 19th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 19th: Apple Blossoms Family Christmas Party 5:00 p.m. to 8:45 p.m.
  • December 19th: Skating at 7:00 p.m.
  • December 22nd: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 24th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 24th: AV Artists at 9:30 a.m.
  • December 24th: Apple Blossoms at 10:00 a.m.
  • December 25th:  All Facilities Closed
  • December 26th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 26th: Skating at 7:00 p.m.
  • December 29th: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 31st: Water Aerobics at 9:10 a.m. to 1:10 p.m.
  • December 31st: Fitness Center Open Only 7:00 a.m. to 11 a.m.
  • December 31st: Apple Blossoms at 10:00 a.m.
  • December 31st:  Floral Valley Closes at 4:00 p.m.
  • December 31st:  New Years Eve Dinner and Dance 7:00 p.m.
  • All events and dates are subject to change*

If you are interested in obtaining information relating to the Apple Valley Lake housing market or you would just like to view available Apple Valley Homes and Lots that are currently for sale Click Here to visit our exclusive Apple Valley website titled www.AppleValleyOhio.com.

Easy Tips To Go Green in Knox County Ohio

by Sam Miller

Going Green One Day At A Time

I am writing this because I am interested in doing my part to live a more green life.  I want to be very clear that I have no intentions of becoming totally green and I am betting most who read this won't go entirely green either.  My goal is so simple that people of all ages can follow it and if people utilize the ideas they can make a difference in the world we live in.  

The following are 10 basic ideas that will help you live a more green life.  

Be sure to keep your automotive tires fully inflated to the recommended level.  Under inflated tires require more energy to turn and by utilizing more energy you are burning unnecessary fuel wasting money.  This idea costs nothing and it is one of the simplest methods available to conserve energy.  

When it comes time to change your automotive air filter replace your disposable filter with a reusable air filter.  A very popular reusable air filter brand is K&N which is made of cotton and has a lifetime warranty.  There filters can be quickly and easily cleaned and will outlast your vehicle.  K&N filters also enhance engine air flow and this is like gaining free performance and increased fuel efficiency.

Never drink your morning cup of coffee from a paper, plastic or styrofoam cup again.  Instead consider using a washable and reusable coffee mug or thermos.  Consider the millions of disposable cups that would be saved each day if we all utilized this method.

Eliminate paper and plastic grocery bags entirely.  Utilize reusable tote bags for your grocery shopping and transportation.  These reusable bags come in many different sizes, they are super lightweight and these bags have more uses than just carting groceries.  Storing your lunch, carrying snacks for kids sporting events and the potential uses are pretty much endless.

Eliminate using paper towels and napkins as much as possible.  The best alternative is using wash clothes, cotton napkins and towels.

If you are using a disposable furnace filter consider using an air compressor to blow the dust and dirt out out of it so that you do not have to replace the filter as often.  If you plan to live in your home for many years to come you may want to consider investing in an electronic air filter system.  

Powering down much of your computer gear and technology each day can save a tremendous amount of energy each year and can help you reduce your energy bills.  Computer monitors, laser printers and electrical power strips tend to burn energy even when placed in standby mode.  Many of the commercially available power strips burn power even when the they are not in use by simply being plugged in.  Some experts believe that turning the switch to the off mode will assist while others recommend unplugging the power strip entirely which is the more logical choice.

Adjust your hot water tank to the lowest setting you can that will provide adequate hot water for you and your family.  Hot water tanks have different temperature settings and you may need to play with the settings for a day or two but the end result will worth it.

Make your daily to do lists and shopping lists on the back of a piece of scrap paper instead of using a new piece of paper.  I am continually using the backs of used mailing envelopes for my to do lists around the house and this is paper that otherwise would be considered scrap.  Either way, when you are done with the paper remember to recycle.

There are many times when sending an e-mail is far better than sending a letter.  Not only do you save paper, the envelope, ink or toner and postage but the speed of delivery is pretty much instant. Another benefit is that you are eliminating the delivery method which reduces fuel.  This is an area where I personally need to make some improvements.  One of the ways I stay in touch with my clients is through printed mail and through the use of postcards.  We are striving to get more clients to allow us to communicate by e-mail and each year more and more people allow us to make the switch.  

Next week I will cover 10 additional ideas that will help you live a greener life.


Sam Miller

 

Helpful New Website Text Message Feature

by Sam Miller

Have you ever been on a real estate website and saw a listing that you were interested in and wished you had an fast way to get a quick question answered?  Until now E-mail has been the primary way for you to contact an agent after business hours.  We are offering a very easy to use solution to this challenge for our customers and clients.  Our goal is to make it much easier for our clients to contact us using the latest cellular text messaging technology.

If you have a spare moment feel free to give our new text messaging system a try.  It's so simple to use and there are just 3 quick steps.  Your first online text message can be sent within 60 seconds or less.

  1. Enter your cell phone number
  2. Type in your message of 160 characters or less
  3. Click the SEND button. 

Your message should be delivered to us within 60 seconds or less to our mobile device.  We are certain that this new feature will be a tremendous benefit for our clients and customers and we hope you will give it a try.

Sam Miller

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