Neighborhood • September 12, 2024

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

by Greg Tassone

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

by Greg Tassone

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

by Greg Tassone

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

by Greg Tassone

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

by Greg Tassone

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 31^st to appeal your new valuation. If you miss this time window, not all is lost. You can appeal next year (by March 31^st) 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.