Pumpkins are everywhere this time of year, and while carving a classic jack-o’-lantern is fun, it’s not exactly groundbreaking. If you’re tired of scooping slimy guts or watching your pumpkin collapse into mush after three days, it’s time to level up. (more…)
The Fed Just Lowered Rates… So Why Didn’t Your Mortgage Payment Suddenly Drop by $600?
Ah yes, everyone’s favorite cocktail party topic: “The Fed cut rates, so mortgage rates must have dropped too, right?” If only it were that simple. Spoiler: It’s not. (more…)
As the weather cools down and leaves start to fall, it’s the perfect time to prepare your home for the season ahead. Fall maintenance may not be as exciting as pumpkin spice lattes or football Sundays, but a few preventative tasks now can save you from costly repairs and cold-weather headaches later. Here are six practical tips — with step-by-step guidance — to help keep your home safe, efficient, and cozy this autumn.
Why it matters: Your gutters are your home’s first line of defense against water damage. When they’re clogged with leaves and debris, rainwater can overflow and seep into the roof, siding, or even your foundation. Over time, this can lead to wood rot, mold growth, and costly repairs. Regular gutter cleaning ensures water flows safely away from your home, protecting both the structure and your landscaping.
How to do it:
Why it matters: A well-maintained furnace not only keeps your home warm but also runs more efficiently, saving you money on energy bills. Neglecting annual service increases the chance of breakdowns when you need heat most, and it can even pose safety hazards like carbon monoxide leaks. A quick tune-up gives peace of mind and extends the lifespan of your furnace. Think of it as an investment in both comfort and safety for the colder months ahead.
How to do it:
Why it matters: Drafty windows and doors can cause your heating system to work overtime, driving up energy costs and leaving rooms chilly. Even small gaps let in cold air and allow heat to escape, reducing comfort throughout the home. Sealing those leaks helps maintain a consistent indoor temperature, lowers your utility bills, and puts less strain on your furnace. It’s a quick, low-cost improvement that pays off all season long.
How to do it:
Why it matters: While a scattering of leaves can be harmless, thick layers left on your lawn can smother grass and block sunlight, leading to brown patches come spring. Mulching those leaves instead of bagging them provides a natural fertilizer that enriches the soil. It’s an eco-friendly way to recycle what your yard produces, all while keeping your lawn healthy and strong. Plus, raking keeps outdoor spaces neat and prevents slippery walkways when leaves get wet.
How to do it:
Why it matters: Water left inside garden hoses or outdoor spigots can freeze when temperatures drop, causing cracks in hoses and damage to faucets. This can lead to leaks in spring or worse, burst pipes that create expensive repairs. By draining and storing hoses properly, you extend their lifespan and protect your home’s plumbing. It’s a simple 10-minute task that saves you headaches down the road.
How to do it:
Why it matters: As families turn on furnaces, fireplaces, and space heaters in fall, the risk of house fires and carbon monoxide poisoning increases. Working detectors are critical for alerting you in time to escape an emergency. Yet many homeowners forget to replace batteries or check expiration dates, leaving gaps in protection. Testing these devices now ensures your home stays safe when you’re spending more time indoors.
How to do it:
Need a hand with some of these jobs, or just donât have time to get them done? Whether it’s roofing, plumbing, landscaping, or something in between, we know the best local pros who get the job done right. Reach out and we’ll connect you!
Taking a few hours this fall to handle these simple maintenance tasks can make a big difference in keeping your home comfortable and problem-free all season long. From saving on energy bills to preventing major repairs, these proactive steps help you protect your biggest investment: your home.
đ Looking to buy or sell this fall? At the Jeff Probst Group, we know home is more than four walls — it’s where you feel safe, warm, and ready to make memories. Reach out today and let’s talk about your next move.
We asked the JPG team to share their favorite fall recipes — the ones they make for family dinners, football Sundays, and cozy nights at home. Here are a few of our go-to dishes to bring comfort and flavor this Fall season. Make one and share the results with us on social media! (more…)
A few years ago, selling a house was as easy as selling out a T-Swift concert—everyone wanted in, and you didn’t even have to try that hard. Multiple offers, bidding wars, waived inspections. Glorious chaos.
Fast forward to now? In our market, homes are still selling quickly—most are going for 99%+ of asking price—but here’s the catch: buyers aren’t just throwing money at whatever pops up. Theyâre smarter. They’re pickier. And they’ve seen enough granite countertops to last a lifetime.
So if you’re thinking about listing this summer, here’s the golden rule:
đ Nail your price right out of the gate.
A lot of sellers still believe they’ll get full asking (or more) just by listing. And you know what? Around here, that’s mostly true… if you price it strategically and don’t let HGTV dreams cloud your judgment.
But when sellers push the price even slightly past what the market supports, things get awkward fast. Interest drops. Showings slow down. And before you know it, you’re fielding the dreaded “Why hasn’t it sold yet?” question from your neighbors⌠and your mother-in-law.
Here’s the thing—pricing high “just to see what happens” doesn’t give you negotiation room. It gives you crickets.
Today’s buyers have alerts set, spreadsheets built, and friends in group chats evaluating every photo. If your home sits for too long, they assume something’s wrong with it—and by the time you drop the price, they’ve already moved on (probably to the staged ranch down the street).
When you price it right, you create urgency. You build momentum. You get the kind of attention that leads to strong offers—sometimes even multiple ones. And in a market like ours, that’s still the norm if you play it smart.
A great pricing strategy isn’t about guessing. It’s about:
That’s where we come in. We’ve got the data, the strategy, and the honesty to keep it real.
Selling in today’s market isn’t hard—it’s just not as mindlessly easy as it used to be. Your best move? Work with someone who knows how to position your home so it’s not just another pretty face on Zillow.
đ˛ Thinking about listing? Let’s talk before your cousin’s friend from out of town “gives it a shot” with a yard sign and a prayer. We’ll help you price it right, stage it smart, and sell it like a pro.
The Jeff Probst Group
đ Call/Text: 937-741-7400
You get us. You get results. And maybe a few laughs along the way.
Ah, summer in Daytonâwhere the sweet tea is cold, the skies are blue, and adventure is always just around the corner. Whether youâre a local looking to spice up your weekends or a visitor ready to fall in love with the Gem City, weâve rounded up our Ultimate Summer Bucket List to help you squeeze every last drop of sunshine out of the season. Ready, set, summer!
Is it even summer without ice cream? Hit up Goldies Flavored Soft Serve in Centerville, 3 Dips or Tom and Dotâs Gelato in Miamisburg, or The Root Beer Stande on Woodman Drive for old-school charm and cold, creamy goodness. Want to go full nostalgia? Order a float or a dip-top cone and let the summer vibes wash over you.
From Cox Arboretum to Taylorsville MetroPark, Greater Daytonâs park system is basically begging you to pack a blanket, a basket, and your favorite snacks. Donât forget bug spray and a speaker for the ultimate chill day in the shade.
Downtown Daytonâs RiverScape MetroPark comes alive in the summer with free concerts, food trucks, and fountain-side dancing. Check the summer schedule and make an evening of itâlawn chairs and dancing shoes highly encouraged!
Dayton is home to more than 300 miles of constructed bike trails, which means your summer workout just got a scenic upgrade. Ride the Great Miami Riverway, cruise through Island MetroPark, or plan a stop-and-snack route with friends. (Helmet = cool, hydration = cooler.)
Hear us out: this iconic Dayton landmark is more than a final resting placeâitâs also one of the cityâs highest points and offers sweeping views of the skyline. Grab a peaceful moment, snap a dreamy photo, and maybe even bring a journal. Itâs oddly romantic.
Head to Wegerzyn Gardens MetroPark for floral wonderlands that practically scream âmain character energy.â Wildflowers, rose gardens, and wooded trails offer the perfect backdrop for a slow afternoon or an impromptu photo shoot.
Funnel cakes? âď¸ Ferris wheel? âď¸ Live animals, demolition derby, and fireworks? âď¸ Itâs not summer without at least one night at the Montgomery County Fair. Bring your inner child and donât skimp on the deep-friend everything.
Cool off with a kayaking trip at Eastwood Lake or along the Mad River Run. You can rent gear right at the water and enjoy a peaceful paddleâor a splashy group float, depending on your vibe. Bonus: itâs a surprisingly good core workout.
Whether youâre sipping a seasonal shandy at Warped Wing, enjoying craft pizza and a pint at The Barrel House, or catching live music at Toxic Brew Company, Dayton knows how to patio. Meet friends, pet some dogs, and toast to long summer nights. A notable mention is The Silos, which opened recently.
Daytonâs Lights in Flight Festival is the grand finale of summer spirit: food vendors, live performances, and a fireworks show that lights up the skyline. Mark your calendars, pack a lawn blanket, and prepare to ooh and ahh.
Summer isnât just for doingâitâs also for being. Sit on the porch with a glass or lemonade (or something stronger). Take a nap in a hammock. Watch the fireflies dance across your backyard. The magic is in the stillness too.
âď¸ Letâs Make This a Summer to Remember
Dayton, we see youâand weâre ready to fall a little more in love with you this season. Whether youâre biking the trails or dancing at RiverScape, every memory starts with saying yes to a little sunshine.
Got a fave summer spot we missed? Let us know by DMâing us on our socials or tag us with #JPGSummerVibes so we can share the fun!
Thereâs just something magical about spring in Dayton. The patios open up, the daffodils bloom, and suddenly it feels socially acceptable to have a mimosa before noon again.
And what better way to soak up the sunshine and serotonin than with a solid brunch? Whether youâre a savory breakfast skillet die-hard or a sweet stack-of-pancakes aficionado, Dayton has the perfect place for you to sip, savor, and welcome warmer days.
So dust off your sunglasses, throw on that spring jacket, and get ready to brunch your way through the Gem City.
Lilyâs Dayton
đ329 E 5th Street, Oregon District
đ Check them out here
Lilyâs nails that âvacation without leaving townâ vibe. Their Cajun-Caribbean inspired brunch menu features gems like crab cake benedict and their legendary beignets (trust usâget the beignets). Bonus points for their dog-friendly patio and killer cocktail list.
âď¸ Spring pro tip: Grab a seat outside and enjoy live music on select weekends.
Blue Berry Cafe Kettering
đ2932 S Dixie Drive, Kettering (or their Bellbrook location)
đ Check them out on Facebook
Blue Berry Café is the place for big-as-your-face pancakes and those Instagram-famous bubble mimosas. Itâs cozy, charming, and a staple for a reason. Expect a wait on weekendsâbut that just gives you more time to debate: cinnamon roll pancakes or classic buttermilk?
đĽ Spring pro tip: Go early, go hungry, and bring your pancake-stretchy pants.
Meadowlark Restaurant Dayton Daily News
đ5531 Far Hills Avenue, Dayton
đ Check them out here
Meadowlark is where brunch meets art. This locally loved spot crafts dishes that feel fancy without being fussy. Think: smoked salmon hash, parmesan-crusted grilled cheese with tomato soup, and their signature Hangtown Fry with breaded oysters. Itâs bougie brunchâbut make it Midwest.
đż Spring pro tip: Ask about the seasonal specialsâtheyâre always on point.
Luckyâs Taproom Dayton Daily News
đ520 E 5th Street, Oregon District
đ Check them out here
Looking for something laid-back but still delicious? Luckyâs has your back. Known for beer-battered everything, their brunch menu brings comfort food to the next level. The chicken and waffles? Game-changer. Plus, lots of vegan and vegetarian options that donât skimp on flavor.
đť Spring pro tip: Wash it down with one of their 20+ rotating craft beers on tap.
Butter Cafe
đ1106 Brown Street, Dayton
đ Check them out here
This cozy cafe near UD is the brunch spot of choice for students, families, and brunch enthusiasts alike. Their banana split pancakes are pure chaosâin the best wayâand their veggie omelets never miss. The staff is friendly, the vibe is relaxed, and the food always hits.
đź Spring pro tip: Take a post-brunch stroll around Woodland Cemetary nearbyâitâs peaceful, historic, and surprisingly beautiful in spring.
The Foundry
đ124 Madison Street, Dayton
đ Check them out here
If youâre craving brunch with a view, The Foundry is where itâs at. Perched atop the AC Hotel near Day Air Ballpark, this rooftop spot serves up elevated classics like smoked brisket hash and avocado toast with a twist. Oh, and donât sleep on their Bloody Mary bar.
đď¸ Spring pro tip: Book a table during Dragons home games and brunch with a skyline + stadium view.
The Brunch Pub
đ101 W Franklin Street, Centerville
đ Check them out here
New to the Dayton brunch scene but already making waves, The Brunch Pub has a cozy atmosphere, craveable classics, and a menu built to satisfy brunch lovers. From stuffed French toast to chicken biscuit sandwiches, itâs a brunch done very right.
𪴠Spring pro tip: Their seasonal cocktails rotate oftenâask your server whatâs new!
Whether youâre celebrating something special or just surviving another Ohio winter (false spring, am I right?), these spots are here to deliver eggs, espresso, and excellent vibes. Grab your brunch crew and try something newâor make your favorite spot your springtime ritual.
And hey, if you donât know where to start⌠start at the top and work your way down. We wonât judge. In fact, weâll probably see you there.
Alright, folks, weâve been hearing it: the dreaded âRâ word. Recession. Itâs all over the news, and, letâs be real, itâs got people on edge. With the odds of a recession rising this year, the big question on everyoneâs mind is: âWhat happens to the housing market if we do hit a recession?â
Thatâs a great, and valid, question. Thankfully, we have some answers. đ
If youâre sitting there wondering if home prices are going to crash like they did in 2008, weâve got some historical data thatâll help clear things up. Spoiler alert: itâs not as simple as ârecession equals falling home prices.â
Thereâs this common misconception that every recession leads to plummeting home prices. Itâs like a knee-jerk reaction weâve all had since 2008, when home prices took a nosedive. Butâhereâs the twistâthat was en exception, not the norm. The 2008 crash was a result of unique circumstances (subprime mortgages, anyone?) and hasnât been repeated in recent history.
In fact, letâs break it down with some data. According to CoreLogic, over the past six recessions, home prices actually went up during four of them. Yep, thatâs rightâhome prices increased, not decreased. Itâs kind of like assuming every storm is going to be a hurricane just because you got hit by one. Thatâs not how it works, and the housing market is no different.
So, if youâre thinking about buying or selling, donât let recession panic lead you to assume the worst. Historical data tells us home prices are likely to follow their existing trajectory. And right now, nationwide, home prizes are still increasing, but at a more normal pace. No wild swingsâjust steady growth.
Okay, home prizes may stay on track, but what about mortgage rates? Surely those are going to shoot up, right? Surprisingly, history tells us something a little different. Typically, when the economy slows down, mortgage rates drop. And looking back at the last six recessions, weâve seen this trend every time. A little relief on the interest rate front is usually part of the deal.
Now, letâs manage those expectations. Mortgage rates might come down a bit, but let’s not kid ourselves—we’re probably never seeing those dreamy 3% rates again. So don’t hold your breath. But hey, even a small drop can make homeownership more affordable and bring those monthly payments down compared to today’s rates.
Look, we donât have a crystal ball, so we arenât predicting the future of the economy or saying exactly where the housing market will go. Historical data shows that if a recession does hit, home prices typically stay on their current pathârising at a more normal rateâand mortgage rates tend to decline, giving buyers a potential advantage. So, if youâre worried that a recession means you should hit pause on buying or selling, take a deep breath. The data tells a different story.
Bottom line, if youâre on the fence about making a move and your current home no longer fits your needs, let’s talk. Click here to schedule a 15 minute call.
Source: Keeping Current Matters
Spring has officially sprung in Dayton (calendar official, not weather official⌠boo!), and after surviving another Midwest winter, itâs time to get outside, soak up the sunshine, and enjoy everything our city has to offer. Whether youâre into patio (or rooftop) dining, nature walks, or finding creative ways to combine exercise and happy hour, Dayton has something for everyone. Here are our top 5 local spots to enjoy spring:
If spring had a vibe, it would be rooftop cocktails at The Foundry. Overlooking the Dayton Dragonsâ stadium, this rooftop restaurant and bar is the perfect place to toast warmer weather. With itâs cozy fire pits, scenic views, and an unbeatable menu, The Foundry is ideal for date night, a night out with friends, or even just a solo glass of wine while the sun sets. Bonus: if you time it right, youâll catch a Dayton Dragons game from above without even buying a ticket.
đ Check them out here.
Speaking of the Dragonsâspring means baseball is back! Thereâs nothing like spending a sunny afternoon or warm evening at Day Air Ballpark, cheering on our hometown team. The Dayton Dragons consistently deliver one of the best minor league experiences in the country. Plus, itâs family-friendly, affordable, and filled with the good old-fashioned ballpark energy (and yes, the soft pretzels hit differently here).
đ Check them out here.
When youâre ready to swap city vibes for fresh air and blooms, Cox Arboretum is the perfect spring escape. Wander through beautifully maintained gardens, take a walk on the trails, or climb the tree tower for a stunning view of the park waking up for the season. Bonus points if you pack a picnicâthere are plenty of peaceful spots to soak it all in.
đ Check them out here.
Spring weekends arenât complete without a stop at 2nd Street Market. This year-round gem really shines in the warmer months when the outdoor vendors return. Grab a coffee, browse the local produce, baked goods, and handmade crafts, and support some of Daytonâs best small businesses. Pro tip: show up hungryâyouâll want to sample everything.
P.S. They may or may not be our April 2025 Local Business Spotlight⌠đ
đ Check them out here.
If youâre looking for a fun, active way to enjoy the season (and a drink or two), the Dayton Pedal Wagon is calling your name. Gather your crew, hop on the group bike, and pedal your way through Daytonâs breweries and bars while enjoying the spring breeze. Itâs part workout, part bar crawl, and fully a good time.
đ Check them out here.
There are way more spots that deserve love this time of year. Here are a handful of local favorites that just missed the top 5 but are still absolutely worth checking out:
â Carillon Historical Park: Wander through Daytonâs rich history, then grab a drink at Carillon Brewing Co.âs outdoor patio.
â Patricia Allyn Park: A gorgeous spot for a spring picnic, playground fun, or a casual walk around the peaceful grounds.
â Smith Gardens: A hidden gem full of vibrant flowers and beautifully landscaped gardensâperfect for a quiet spring afternoon.
â Aullwood Audubon Center: Explore the trails, spot wildlife, and visit the farm animals. A spring favorite for families and nature lovers alike.
â Charleston Falls: If hiking is more your speed, Charleston Falls delivers with scenic trails and a waterfall that makes you forget youâre still in Ohio.
â DJâs Chill & Grill: Outdoor seating, ice cream, and casual eatsâwhat more do you need on a sunny day?
â John Bryan State Park + Yellow Springs: A must-visit combo. Hike the trails, explore the gorge, then wander into Yellow Springs for shopping, dining, and all the quirky charm.
â The Greene: Shop, dine, and catch live music on the green. Thereâs something about strolling The Greene in spring that just hits right.
Owning a home isn’t just about having a place to call your own—it also comes with some sweet tax perks. With tax season happening now, make sure you’re not leaving money on the table! Here are some key homeowner tax deductions and credits you should ask your tax professional about.
One of the biggest tax breaks for homeowners is the mortgage interest deduction. If you have a mortgage on your primary or secondary home, you may be able to deduct the interest you paid throughout the year (up to a certain limit). Make sure to check your Form 1098 from your lender to see how much you paid in interest.
Your property taxes might be a big expense, but the good news is they could be deductible! Homeowners can deduct up to $10,000 ($5,000 if married filing separately) in state and local property taxes. Keep those tax bills handy when filing!
If you paid points to get a lower mortgage interest rate, you may be able to deduct those costs on your taxes. Whether you can deduct them all at once or over the life of the loan depends on your specific situation, so double-check with a tax professional.
If you use part of your home exclusively for work, you may qualify for a home office deduction. This applies to self-employed individuals—not W-2 employees—so if you’re running a business from home, this could be a great way to lower your taxable income.
Thinking about upgrading to solar panels or energy-efficient windows? The Energy Efficient Home Improvement Credit and the Residential Clean Energy Credit can help offset some of those costs. You may be eligible for tax credits if you made qualifying energy-efficient upgrades in 2023.
Selling your home? If you’ve lived in it for at least two of the last five years, you may be able to exclude up to $250,000 (or $500,000 for married couples) of profit from capital gains taxes. This can be a huge benefit if your home has appreciated in value!
If you made home modifications for medical reasons—like adding wheelchair ramps or stairlifts—you may be able to deduct those costs as medical expenses. These need to be medically necessary and not increase the value of your home to qualify.
To make tax time easier, keep detailed records of mortgage payments, property taxes, home improvements, and energy-efficient upgrades. Good documentation can make all the difference if you ever get audited or need proof of deductions.
While these tax breaks can add up, tax laws change frequently. It’s always a good idea to consult with a tax professional to ensure you’re maximizing your deductions and credits (weâre the Real Estate experts⌠not the tax experts đ¤Ł). If you’re a homeowner, don’t miss out on these money-saving opportunities!
Have questions about buying or selling a home? Our team at The Jeff Probst Group is here to help—whether it’s finding your dream home or making sense of homeownership benefits.
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