Neighborhood October 3, 2024

Madeira, OH 45243: Insights from a Trusted Real Estate Agent

 

The City of Madeira is a small, close-knit community nestled between Pleasant Ridge, Indian Hill, Kenwood, and Mariemont. Covering approximately 3.4 square miles, Madeira is home to 9,426 residents (2022 census information). Despite its small size, Madeira boasts a vibrant local economy with over 150 businesses, many of which are conveniently walkable from the surrounding neighborhoods. The city is renowned for its strong school system and deep sense of loyalty to its local small businesses, making it a highly desirable place to live for families and professionals alike.

Madeira’s central location offers easy access to neighboring areas like Kenwood for additional dining and shopping options, but the city itself is rich in amenities that cater to its residents. The community’s dedication to maintaining a welcoming and supportive environment is evident in every aspect of life here, from the well-kept public spaces to the bustling central business district.

 

Schools

Madeira is served by the Madeira City School District, a highly regarded school district in Ohio. There are a range of public schools in the area and one private school.

The schools are as follows:

Public:

  • Madeira Elementary: PK – 4
  • Madeira Middle: 5 – 8
  • Madeira High School: 9 – 12

Private:

  • St. Gertrude: K – 8

 

Good Eats

Madeira may be small, but it’s packed with a variety of dining options that cater to every taste. The city’s walkable nature makes it easy for residents to enjoy local favorites like Ferrari’s Little Italy and Bakery, known for its authentic Italian cuisine (say “hi” to the owner and my friend Patti Bassano), and Coffee Please, a beloved spot for a morning coffee or afternoon pick-me-up. Other notable eateries include A Tavola Bar + Trattoria for wood-fired pizzas, La Grassa for a cozy meal, and The Brewhaus Bakery for something sweet.

 

 

Shopping & Entertainment

Madeira’s central business district, primarily located along Camargo Avenue, Laurel Avenue, Euclid Avenue, and Miami Avenue, is the heart of the city’s commercial activity. With over 150 small businesses, Madeira offers a variety of shopping and entertainment options. Local favorites include the Madeira Swim & Tennis Club, a popular spot for families, and the city’s three parks—Sellman Park, McDonald Commons Park, and the Nelle V. Hosbrook Bird Sanctuary—which provide beautiful spaces for recreation and relaxation.

The city also boasts unique shops like Mad Potter, where residents can create their own pottery, and boutique shops like Chez Renee Boutique, Camargo Trading Co., and The Pink Box offering a personalized shopping experience that’s hard to find in larger cities.

 

Community, Events, and Festivals

Madeira’s strong sense of community is reflected in its vibrant local events and festivals. The city regularly hosts events that bring residents together to celebrate and enjoy the best that Madeira has to offer. From seasonal festivals to local farmers’ markets and community gatherings in the parks, there’s always something happening in Madeira that fosters a sense of connection among its residents.

 

Personal Experience

As a seasoned real estate agent, I’ve assisted sellers and buyers in the sale and purchase of homes in Madeira. My clients love the city’s welcoming atmosphere, walkable streets, and the abundance of local businesses that contribute to its lively community spirit. Madeira’s reputation for excellent schools and strong community ties makes it a top choice for families looking for a place to call home.

 

Madeira, OH 45243, is a vibrant and close-knit community that offers a unique combination of small-town charm, modern conveniences, diverse dining options, and thriving local businesses. With its convenient location, walkable neighborhoods, and strong sense of community Madeira is an ideal place to live for those seeking a friendly environment with all the amenities of modern suburban living. Whether you’re looking to buy a home, explore local events, or simply enjoy the charm of a small town with big opportunities, Madeira has something special to offer.

Neighborhood September 16, 2024

Loveland, OH 45140: Insights from a Trusted Real Estate Agent

Loveland, often referred to as the “Sweetheart of Ohio,” is a charming city with a rich history and a strong sense of community. Established in 1795, Loveland began as a settlement along the Little Miami River. Its growth was significantly boosted by the Little Miami Railroad, which later became the popular Loveland Bike Trail in the 1980s. Today, Loveland is home to over 12,000 residents and offers a blend of quaint downtown charm and expansive residential communities. Its convenient location just outside the 275 loop and accessibility via Route 22 make it an attractive choice for those seeking a balance between suburban tranquility and easy access to urban amenities.

Surrounded by Maineville, Goshen, Milford, Indian Hill, and Montgomery, Loveland provides residents with a variety of nearby shopping, dining, and recreational options. The city has maintained its historic charm while evolving into a vibrant community that caters to both families and young professionals. Loveland’s picturesque downtown area, complete with local eateries and shops, is a favorite gathering spot, especially during the warmer months when the bike trail comes alive with activity.

Schools

Loveland is served by the Loveland Public School District, which is highly regarded for its academic excellence. The district ranks as the #12 Best School District in Cincinnati and #48 out of 608 in Ohio. With a student-to-teacher ratio of 21:1 and a 92% graduation rate, Loveland schools provide a strong educational foundation. The local schools include:

Public:

  • Loveland Early Childhood Center
  • Loveland Primary School
  • Loveland Elementary School
  • Loveland Intermediate School
  • Loveland Middle School
  • Loveland High School

Private:

  • St. Columban (K-8)

 

Good Eats

Loveland’s dining scene offers a variety of options, particularly in its quaint downtown area, which is a hub of activity for both locals and visitors. Popular local spots include Paxton’s Grill, known for its relaxed atmosphere and classic American fare, and The Works, which serves up delicious wood-fired pizzas in a historic building. Other notable eateries include Tano Bistro for upscale dining, The Casual Pint for craft beers, and Loveland Dairy Whip, a beloved spot for sweet treats.

For those seeking a wider variety of dining options, a short drive down Loveland Madeira Road offers a mix of chain restaurants and local favorites, ensuring there’s something for every palate.

 

Shopping & Entertainment

Loveland offers a variety of recreational activities and attractions that cater to all ages. The Loveland Bike Trail is perhaps the most well-known, offering scenic views and a peaceful setting for biking, walking, and running. Other local attractions include Castle Skateland, an indoor roller skating rink, and the Loveland Castle, a historic landmark that adds a touch of medieval charm to the area.

For outdoor enthusiasts, Lake Isabella and the Little Miami River provide ample opportunities for canoeing, kayaking, and fishing. Additionally, the Outdoor Farmers’ Market, held from April to October, is a community favorite where residents can purchase fresh produce and handmade goods.

 

Community, Events, and Festivals

Loveland is known for its strong sense of community, which is reflected in the variety of events and festivals held throughout the year. The Outdoor Farmers’ Market, the Sweetheart Dance, and the Fourth of July celebrations are just a few examples of the many ways residents come together to celebrate and connect. The annual Loveland Frogman Race, a triathlon event, also draws participants and spectators from across the region, adding to the city’s vibrant community spirit.

 

Personal Experience

As a seasoned real estate agent, I always emphasize the unique appeal of Loveland to my clients. The city’s blend of historic charm, modern amenities, and strong community makes it an ideal place to live. From the moment visitors arrive, they’re often struck by Loveland’s welcoming atmosphere and the beauty of its natural surroundings, particularly the Little Miami River and the lush landscapes that frame the city.

Loveland, OH 45140, truly lives up to its nickname as the “Sweetheart of Ohio.” With its rich history, top-rated schools, vibrant downtown, and strong sense of community, Loveland offers something for everyone. Whether you’re looking to buy a home, enjoy local events, or simply explore a charming and picturesque city, Loveland is a place where you can feel right at home.

Neighborhood September 12, 2024

Indian Hill, OH 45243: Insights from a Trusted Real Estate Agent

 

Indian Hill, known for its lush landscapes and luxurious estates, is a prestigious village in the northeastern suburbs of Cincinnati. Established in 1927, Indian Hill covers approximately 20 square miles and has a population of around 5,800. The area is surrounded by Terrace Park, Montgomery, Madeira, and Mariemont. Indian Hill offers residents a serene, country-like atmosphere while being just a short drive from downtown Cincinnati. The village is known for its large, private properties, top-rated schools, and a strong sense of community.

 

Schools

Indian Hill is part of the highly regarded Indian Hill Exempted Village School District, which consistently ranks among the top districts in Ohio. The schools in the area are as follows:

Public:

  • Indian Hill Primary School (K-2)
  • Indian Hill Elementary School (3-5)
  • Indian Hill Middle School (6-8)
  • Indian Hill High School (9-12)

Private:

  • Cincinnati Country Day School (PK-12)
  • The Seven Hills School (PK-12)
  • St. Ursula Academy (9-12, girls)
  • St. Xavier High School (9-12, boys)

 

 

Community, Events, and Festivals

 

Living in Indian Hill offers numerous opportunities for community engagement and outdoor activities. The village hosts several community events throughout the year, including the annual Indian Hill Fourth of July Parade and Festival, the Indian Hill Horse Show, and the Greenacres Fall Harvest Festival. Additionally, the village is home to the Indian Hill Historical Society, which organizes events and programs celebrating the area’s rich history.

 

Popular Restaurants and Retailers

While Indian Hill is primarily residential, it is conveniently located near excellent dining and shopping options in nearby communities. Some local favorites include:

  • Grand Finale – Known for its delightful brunch and charming Victorian setting in nearby Glendale.
  • Ferrari’s Little Italy & Bakery – Offering authentic Italian cuisine and freshly baked goods in Madeira.
  • The National Exemplar – Located in Mariemont, this restaurant serves classic American dishes with a cozy ambiance.
  • Green Papaya – A Thai restaurant in Montgomery with a relaxed atmosphere and delicious cuisine.

For shopping, residents often visit the nearby Kenwood Towne Centre, one of Cincinnati’s premier shopping destinations, offering a wide range of stores, restaurants, and entertainment options.

 

Personal Experience

As a seasoned real estate agent in Indian Hill, OH, I always highlight the village’s unique charm and tranquil environment to my clients. The expansive properties, beautiful landscapes, and strong sense of community make Indian Hill a highly desirable place to live. Residents enjoy a peaceful lifestyle with easy access to urban amenities.

 

Indian Hill, OH 45243, is a prestigious village offering a blend of natural beauty, luxurious living, and a tight-knit community. Whether you’re looking to buy a home, engage in local events, or simply find a serene and beautiful place to live, Indian Hill has something special to offer.

Neighborhood August 26, 2024

Montgomery, OH 45242: Insights from a Trusted Real Estate Agent

 

Montgomery, established in 1795, is a charming city located in the northeastern suburbs of Cincinnati. With a population of around 10,700, Montgomery is known for its rich history, beautiful parks, and vibrant community. Surrounded by Blue Ash, Loveland, and Indian Hill, Montgomery offers a perfect blend of small-town charm and modern amenities. The city’s historic downtown area, with its quaint shops and restaurants, creates an inviting atmosphere for residents and visitors alike.

 

Schools

 

Montgomery is part of the highly acclaimed Sycamore Community School District, known for its excellent academic programs and extracurricular activities. The schools in the area are as follows:

 

Public:

  • Montgomery Elementary School
  • Blue Ash Elementary School
  • Edwin H. Greene Intermediate School
  • Sycamore Junior High School
  • Sycamore High School

Private:

  • All Saints School (PK-8)
  • Moeller High School (9-12, boys)
  • Ursuline Academy (9-12, girls)
  • Cincinnati Hills Christian Academy (PK-12)

 

Community, Events, and Festivals

Montgomery is a community-oriented city with numerous events and festivals that bring residents together. Some of the highlights include the Montgomery Fourth of July Parade and Festival, Bastille Day Celebration, and the Montgomery Farmers’ Market, which runs weekly on Saturday mornings from May to October. Additionally, the city hosts the annual Montgomery Christmas Walk, where the downtown area is beautifully decorated, and local businesses open their doors for holiday shopping and festivities.

 

 

Popular Restaurants and Retailers

Montgomery boasts a diverse dining scene with a variety of local food hot spots and popular chain restaurants. There are many local gems. The best known include:

  • The Montgomery Inn – Famous for its world-renowned ribs and barbecue sauce.
  • Carlo & Johnny – A Jeff Ruby steakhouse known for its upscale dining experience.
  • Stone Creek Dining Company – Offering contemporary American cuisine in a stylish setting.

 

For shopping and entertainment, Montgomery is home to several boutique & specialty shops and larger retail centers. The nearby Kenwood Towne Centre, one of Cincinnati’s premier shopping destinations, offers a wide range of stores, restaurants, and entertainment options. Stop in and say hi to my friend Dave Shafer at Montgomery Jewelers and my friend Greg Joseph at Camargo Cadillac. And by all means, visit me at Coldwell Banker Realtors®!

Personal Experience

As a longtime real estate agent in Montgomery, Ohio, (my office has been located in Montgomery for over 26 years) I often tell my clients about the unique charm and community spirit of this area. When people first visit Montgomery, they are immediately drawn to its quaint, small-town feel combined with modern amenities. The picturesque downtown area, lined with historic buildings and boutique shops, creates an inviting atmosphere. The city’s commitment to maintaining its historic charm while providing modern conveniences makes it a desirable place to live.

 

Montgomery, OH 45242, is a vibrant community offering a blend of historic charm, excellent schools, and a strong sense of community. Whether you’re looking to buy a home, enjoy local events, or simply find a welcoming place to live, Montgomery has something special to offer.

Neighborhood August 6, 2024

Discovering Terrace Park, OH 45174: Insights from your Trusted Real Estate Agent

About Terrace Park

 

Nestled along the banks of the Little Miami River, Terrace Park was first settled in the early 19th century. The area began to develop as a residential community in the late 1800s, spurred by the establishment of the Cincinnati, Georgetown & Portsmouth Railroad, which provided easy access to Cincinnati. Originally a summer retreat for Cincinnati’s elite, Terrace Park evolved into a charming suburban village characterized by its picturesque streets, historic homes, and strong sense of community. The incorporation of Terrace Park as a village in 1893 formalized its status as a distinct community, and it has since maintained its quaint, small-town charm while offering residents the tranquility of suburban living.

With a population of around 2,300 and a median household income exceeding $150,000, Terrace Park is one of Cincinnati’s wealthiest communities. Nestled between Mariemont, Indian Hill, and Milford, Terrace Park offers a small-town feel with the convenience of nearby urban amenities. Residents often head to these neighboring areas for dining and shopping. Despite its small size, Terrace Park boasts its own elementary school, a staple restaurant, and a Swim & Tennis Club. The charm, scenic beauty, and strong sense of community make Terrace Park an appealing place to live.

 

Schools

Terrace Park is part of the Mariemont School District, renowned for its excellence. While Terrace Park has its own elementary school, students travel a short distance to Mariemont for junior high and high school. The local schools include:

 

Public:

Terrace Park Elementary

Mariemont Elementary

Mariemont Junior High

Mariemont High School

 

Private:

Cincinnati Waldorf School (located in Mariemont)

 

Good Eats

While residents typically venture to Milford or Mariemont for a more diverse dining experience, Terrace Park has its own local gem: The Birch. This beloved restaurant receives excellent reviews. Nearby Milford features popular chain restaurants and local favorites, while Mariemont offers local favorites such as The National Exemplar and The Green Papaya.

 

Shopping & Entertainment

While most shopping and entertainment options are found in nearby areas, Terrace Park offers its own set of attractions:

TP Swim & Tennis Club

TP Country Club

Drackett Field, a popular venue for sports games

Little Miami River, providing beautiful natural scenery and recreational opportunities

 

 

 

Community, Events, and Festivals

Living in Terrace Park comes with several perks. One major highlight is the Little Miami River, which offers residents a beautiful space for walking, biking, and connecting with nature. The community hosts vibrant events and festivals, including the Fourth of July Parade and Celebration, featuring games and fireworks, and the annual Luminaria Night, where residents light up their homes and streets with beautiful lanterns during the holiday season.

 

Personal Experience

As a seasoned real estate agent, I always emphasize the unique charm of Terrace Park to my clients. Visitors are immediately captivated by its tree-lined streets and beautifully maintained homes that exude timeless elegance. The neighborhood’s peaceful ambiance and strong sense of community are particularly appealing.

 

In Summary

Terrace Park, OH 45174, is a prestigious neighborhood offering a blend of historic charm, top-tier schools, and a tight-knit community. Whether you’re looking to buy a home, enjoy local events, or simply find a peaceful and beautiful place to live, Terrace Park has something special to offer.

Neighborhood July 22, 2024

Discovering Milford, OH 45150: Insights from a Trusted Real Estate Agent

About Milford

The first settler arrived in Milford in 1796, however the area did not officially attain city status until 1982 when the census counted 5,200 residents. Today Milford is a thriving area on the east side of Cincinnati, surrounded by Terrace Park, Indian Hill, Loveland, Goshen, and Batavia. There are two main epicenters for shopping, food, and entertainment in the area. The first being Downtown Milford or “Old Milford,” which can be found primarily along Main Street, then splits off onto Lila Ave. The second is located off the Milford Parkway exit on I-275, with the main features being Milford 16 Cinema, Target, Walmart, and several popular chain restaurants. Milford offers a wide variety of both public and private schools, as well as local restaurants, and community events.

Milford is charming, community-oriented, and scenic. It’s a place where you can enjoy the tranquility of suburban living while still having easy access to the amenities of a larger city.

As a longtime real estate agent, I tell my clients about the unique charm and community spirit of this area. When people first visit Milford, they are immediately drawn to its quaint, small-town feel combined with modern amenities. The picturesque downtown area, lined with historic buildings and boutique shops, creates an inviting atmosphere.

 

Schools

The Milford area is part of the Milford Exempted School District.  There are a range of public schools in the area, with a few private mixed in.

 

The schools are as follows:

Public:

  • Milford Preschool
  • Pattison Elementary
  • Mulberry Elementary
  • Meadowview Elementary
  • McCormick Elementary
  • Charles L. Seipelt Elementary
  • Boyd E. Smith Elementary
  • Milford Junior High
  • Milford High School

Private:

  • Milford Christian Academy (PK-12)
  • Mark’s Lutheran School (PK-8)
  • Elizabeth Ann Seton (PK-5)
  • Andrew School (6-8)

Check out the Niche Rating. 

 

Community, Events, and Festivals

Living in Milford comes with several perks. One major highlight is the Little Miami Scenic Trail, which offers residents a beautiful space for biking, walking, and connecting with nature. Other highlights include vibrant community events and notable festivals. Milford Frontier Days, featuring parades, carnival rides, and local vendors, and the Annual Pumpkin Festival celebrates the fall season with food, crafts, and entertainment. However, one of my favorite Milford attractions is the Promont House Museum.

 

Popular Restaurants and Retailers

Historic downtown Milford is a DORA area with many food and retail options. The dining scene has a plethora of local food hot spots and real gems like:

  • Little Miami Brewing Company
  • Pickles & Bones
  • Copper Blue
  • Ann India
  • Lehr’s Prime Market
  • By Gollys
  • 20 Brix Restaurant
  • Padrino
  • Old Milford Parlor Coffee & Ice Cream
  • Miami Market
  • Mint Bistro

Shopping & Entertainment:

As mentioned above, there are two main epicenters for shopping and entertainment – the quaint and historic Downtown Milford, and the larger shopping center off of the Milford Pkwy exit. There are eight local parks and a bike trail listed on the city website, a couple of which are often used to host sports games and tournaments. Additionally, as part of a community initiative started in 2019, the city also hosts “Second Saturday” events every month with different events or discounts at participating local spots. A few of the favorite spots include:

  • Milford 16 Movie Theater
  • Little Miami River
  • Milford Antiques
  • Harvest Market – locally sourced food and goods
  • Kirk & Company Jewelers
  • Roads, Rivers, & Trails (RRT)
  • Row House Gallery
  • Tickled Sweet: Artisan Chocolates and Candies
  • Miami Athletic Club
  • Cincinnati Sand Volleyball Club
  • Scene75 Entertainment Center

 

Personal Experience

I’ve been selling houses in and around Milford for over 25 years. The sense of community, the beauty of the surroundings, and the friendly neighbors make it a fantastic place to live and work.

In summary, Milford, OH 45150, is a hidden gem offering a blend of historic charm, community spirit, and modern living. Whether you’re looking to buy a home, enjoy the local culture, or simply find a welcoming community, Milford has something special to offer.

Tax February 8, 2024

Navigating Real Property Taxes in Hamilton County: Unveiling the Reappraisal Process

As we provide an overview of the intricacies of real property taxes in Hamilton County, Ohio, recent insights from Hamilton County Auditor Brigid Kelly shed light on the 2023 Real Property Reappraisal. In this blog post, we’ll integrate Auditor Kelly’s guidance and discuss how real property taxes are calculated, emphasizing the nuanced relationship between property values and tax obligations.

The Reappraisal Process: please pay attention!

The State of Ohio mandates that County Auditors conduct a full reappraisal of all real property parcels every six years, with statistical updates every three years. This year, Hamilton County undergoes a comprehensive reappraisal, aiming to align real property values with current market conditions. However, certified values from the State of Ohio Department of Taxation are still pending for Hamilton County. As an owner of real property, you have until March 31st to appeal your new valuation. If you miss this time window, not all is lost. You can appeal next year (by March 31st) and if successful, your new valuation will be effective for 2 years (not the 3 years that would have been the case had you not procrastinated).

Factors Influencing Tax Revenue: it’s all about payees and distributions!

Communities can boost tax revenue through many factors such as new construction and expanding the pool of taxable properties. Voter-approved real property tax increases or levies also play a significant role in shaping tax rates. It’s important to recognize that voted levies can impact taxes, and Ohio law provides reduction factors for these levies. These reduction factors aim to adjust taxes on existing properties to maintain revenue consistency.

Real Property Values and Millage Rates and Tax Calculations… oh my!

Real property taxes are intricately linked to real property values. That said, an increase in fair market value of your real property doesn’t necessarily lead to a direct increase in real property taxes. The relationship is far more complex than that; after all, we’re talking about money from multiple sources and for many varied needs and wants so it has to be a little more veiled and complex, doesn’t it? Without over complicating things, to calculate real property taxes, the assessed value of a property is multiplied by the total millage rate (i.e, the confusing part), which includes rates from various taxing authorities.

Balancing Tax Adjustments: sounds easy but it isn’t!

The intricacies of tax calculations involve adjusting taxes on existing properties based on new market values. Reduction factors come into play to balance the impact of changing property values, ensuring that the tax revenue generated remains stable compared to the previous year. This mechanism helps mitigate the direct correlation between property value changes and tax fluctuations.

So where do my real property tax dollars go?

If you’re an owner of real property, you likely have questions concerning how your check made payable to the county treasurer is disbursed. In my particular situation, just over 60% of my real estate taxes are disbursed to the City of Cincinnati school district. The remainder, and in no particular order, the City of Cincinnati receives about 19%; Children Services, Developmental Disabilities, and the County General fund collectively receive about 11%; and the remaining 10% or so is distributed to the Park District, Public Library, Mental Health Levy, HLTH/Hospital Care for Indigent, Senior Services, Family Services, Zoo, etc. The actual distribution of your real estate tax dollars will be different depending on the location of your real property with the County.

Conclusion:

Understanding the reappraisal process and the factors influencing tax calculations provides property owners with valuable insights. Hamilton County Auditor Brigid Kelly’s guidance emphasizes the multifaceted nature of the relationship between real property values and real estate taxes. By understanding these details, county residents can navigate the evolving landscape of real property taxes with a clearer understanding of the broader factors at play.

Would you like a deeper dive? Do you have questions? Do you live in Hamilton County or Clermont County or Butler County or Warren County? Would you like comparable sales information? Do you want the Form DTE1 to start this process?

If you answered YES to any or all of these questions, please send an email to greg.tassone@cbrealty.com and I will help address your questions and comments.

In the meantime… here’s to an awesome 2024… notwithstanding a deeper reach into your tax pockets.