Here in just a a little over a week, September 22nd to be exact, we’re diving headfirst into the delightful season of crisp air, pumpkin spice lattes, and cozy flannels! But hold on—before you fully embrace autumn’s magic, it’s time for a friendly nudge to tackle those essential seasonal maintenance tasks. Get ready to check off your list and ensure your home is prepped for all that fall has to offer! Make sure to scroll to the bottom of this post to download a printable copy of the checklist for yourself! ?✨
If you’re anything like us, time can sometimes get the best of you and before you know it your house is being overrun by dust bunnies and clutter! It’s easier to accomplish boring, or routine, tasks if you have something to check off. Ah yes, there’s nothing like spending your weekends wrestling with a vacuum cleaner, and discovering the long-lost relics under the couch. Imagine transforming your home into a cozy haven where cobwebs are swept away like autumn leaves and dusty corners are banished with a sparkle. ✨ And let’s not forget the thrill of finding that one rogue sock that’s been missing since last winter. So, channel your inner cleaning warrior, crank up your favorite playlist, and revel in the glorious absurdity of making your home look like a showroom for a moment before the chaos of daily life reclaims it. Cheers to fall cleaning: the adult version of a treasure hunt with a lot more dust and fewer gold coins!
– Wash throw pillows + blankets
– Dust ceiling fans + light fixtures
– Freshen upholstery
– Sweep out fireplace, if applicable
– Dust lampshades
– Dust your plants (seriously)
– Wash windows
– Organize + declutter
– Disinfect
– Vacuum/dust tops of cabinets
– Wipe down cabinet fronts
– Deep clean appliances
– Pantry purge
– Clean under appliances
– Refresh sponges
– Swap out your soap for a fall-scented one
– Disinfect trash cans
– Flip mattresses
– Wash mattress covers
– Wash sheets, comforters, etc.
– Dust blinds or wash curtains
– Sort through summer clothes + shoes, donate what you don’t need
– Transition wardrobe from summer to fall/winter
– Deep clean carpets, if applicable
– Declutter + organize
– Organize + purge cabinets
– Wash shower curtains + floor mats
– Scrub all surfaces (shower, toilet, etc.)
– Unclog drains
– Clean mirrors
– Replace toothbrush + loofah (it’s time)
– Vacuum dryer vent
– Clean under/behind washer + dryer
– Deep clean washer
– Trim tree limbs near roof
– Put away summer toys + equipment
– Clean + store grill
– Rake leaves
– Ready garden for winter
– Declutter + organize garage
– Cover patio furniture for winter
– Clean + properly store window screens
– Clean out that car!! It’s time.
– Dust/wipe down surfaces and compartments
– Vacuum seats + floors
– Clean windows
– Replace windsheild wipers
– Check all fluids
– Wash exterior
– Put on snow tires, if applicable
– Services heating/cooling system
– Inspect + repair roof
– Inspect, clean, and repair fireplace/chimney, if applicable
– Check fire extinguishers, if applicable
– Cut + stack firewood, if applicable
– Clean + lubricate garage door
– Test smoke alarms + carbon monoxide detectors
– Check weather strips + caulking around doors and windows
Get your FREE printable PDF version of the list above by clicking on the photo below or right here! Remember, every home and lifestyle is unique. There might be items on this list that don’t quite fit your needs! That’s why we’ve created a special section titled “Miscellaneous” just for you—perfect for adding those personalized touches that reflect your individual style. Download now and get started on that Fall refresh!
Happy cleaning from everyone here at The Jeff Probst Group! ✨
So, you’ve probably caught wind of some changes happening in the real estate industry as of late, and you may have even possibly run into that nasty “lawsuit” word being tossed around. Here’s the scoop…
Back in October of 2023, a jury found that the National Association of Realtors and a handful of brokerages were guilty of anti-trust violations surrounding agent compensation. Fun fact – most jurors of which had never bought or sold a property. The suit was settled by the NAR and the brokerages back in March, then subsequently misinterpreted and misreported on for the next five months, and now here we are. So, in an effort to make sense of all the noise and bring some clarity to the topic, we thought that it would be helpful to dilute the hours and hours of training that we’re spent into a neat, compact package of info. Spoiler alert, this will be anti-climatic.
The lawsuit has actually been in process since 2019, but with Taylor Swift in our lives, it’s hard breaking into the news cycle these days.
As a part of the settlement, a few other rules were implemented into our day to day processes, but in reality, nothing much has changed. There was never a commission % mandate in the industry, only more and less commonly utilized solutions, so a lot of the post-settlement reporting that “prices will go down,” “prices will go up,” “consumers will be adversely affected,” “consumers will be positively affected,” or “agents will become extinct,” is (in my opinion) sensationalized for effect. It’s also bafflingly conflicting.
One of the biggest misconceptions seems to be revolving around the assumption that buyers will now be on the hook for their agent’s entire compensation. While that could be the case in some situations—as it already has been for some time—if home buyers were going to incur new, burdensome costs in order to utilize the services of a professional, supply and demand will drive prices down to compensate for the amount that buyers would have to pay for representation. Sellers walk away with the same amount, and buyers pay the same amount, albeit with a larger out of pocket requirement. It’s a lot of expended energy just to end up in the same place, so for that reason we’re not predicting much change in home prices going forward.
Here’s what you need to know:
Buyers:
– As a part of the settlement, home buyers will now be required to sign a representation agreement with an agent before touring any homes.
– All agent compensation will be outlined in your representation agreement, including any expenses that you may incur. Your agent’s commission can still be negotiated to be paid by the seller as a part of the contract on your new home
Sellers:
– Agent compensations are no longer visible within any MLS platform, and any advertisement of compensation to buyer’s agents must be communicated through other avenues.
In summary, commissions are (still) negotiable. You also (still) get what you pay for. Talk to your friendly neighborhood real estate agent (ahem, us ?) to discuss the pros and cons of all your options!
Cheers,
Jeff Probst
In the wake of last week’s heat wave, most likely attributed to the steam pouring out of Montgomery county residents’ ears after receiving their recent correspondence from our county auditor friend, Karl Keith, I wanted to connect with all of my fellow Montgomery county residents and hopefully provide some insight and some context for what’s going on with our property valuations. For those of you outside of Montgomery county, your turn will come in the next couple years as the surrounding counties also go through their valuation updates.
Every six years the county is required to do a full re-assessment of all properties within the county in order to update their values to better reflect how the market has changed since the last re-assessment. At the mid point of each six year cycle, the county also does what’s called a triennial, or mini re-assessment, in order to keep the market and county values from getting too out of alignment during the six year span. Either that, or because Karl just likes having pen pals (just kidding, all counties do triennials).
Presumably, everyone’s aware that real estate has been on fire for the last 3 years, so it probably won’t be too terribly shocking to hear that the state of Ohio has recommended a 37% increase to property values in this current update, which the county uses as a guidepost for their updates. The next, logical (or possibly, horrifying) conclusion most of us will come to is that a 37% increase in property values will also yield a 37% increase in property taxes. Luckily though, this isn’t the case.
Probably anticipating the deluge of strongly worded letters they were likely to receive, the Montgomery county auditor’s office has done a pretty good job of making information and FAQ’s accessible on their website in order to discourage angry mobs from forming educate and inform their residents about the process and what effects they will likely feel. One of those such resources is a page on their website that explains the relationship between tax valuation and property taxes (FOUND HERE). If nothing else, that web page should help ease your fears that you won’t see percentage for percentage increases to each number. To be fair, your taxes will go up, but not quite as cripplingly as the initial shock might lead you to believe.
With all of that said, you do still have the option to challenge your appraisal value. If you’re interested in filing an appeal with the Board of Revision (link HERE), we’re glad to help provide whatever info we can, including comparable sales in your area that might help support your case. You can also schedule an informal review (link HERE) where you can schedule a Zoom call with a county appraiser. I have to say though, I haven’t had anyone go through one of these informal reviews yet, so I’m not exactly sure how thorough they are, or how helpful they will be. Remember too, when you ask for a review the resulting changes aren’t only one direction. Your value can actually INCREASE during review, so make sure that you know your stuff before you finalize the decision to file a review.
On the other hand, if fighting that battle with the county doesn’t sound like your cup of tea, feel free to just call us and we can probably find an alternate solution to staying pen pals with ol’ Karl. I hear all of the counties surrounding Montgomery are lovely this time of year.
Minion One, Minion Two, Minion YOU at Movie Party in the Park!
Join JPG and CWPD for games, crafts, activities, giveaways and all things minions before the Movie! Grab dinner from a food truck or bring a picnic blanket dinner. At sunset, we will gather around the big screen for a showing of Minions: The Rise of Gru!
When: Saturday, August 19th at 7pm
Where: Forest Field park at 2100 E. Centerville Station Rd.
We have a ton of great prizes ready to giveaway, including a Solo Stove Mesa & Smores kit, movie night basket, gift cards from local restaurants and MORE!
This year there are TWO ways to win!!!
#1 – Fill out the form below to be entered to win local restaurant gift cards!
#2 – Visit the Jeff Probst Group’s tent at the event to enter to win one of many prize baskets, including a Solo Stove Mesa, home movie night basket, gift cards and MORE!
We’re also collecting school supplies and donations for Crayons to Classrooms!
Bring school supplies to donate to this event for an additional entry to our giveaways. Crayons to classrooms distributes schools supplies at no cost to teachers of students in need, ensuring every student has the tools needed for success! You can also drop off donations at our KW Office in Miamisburg Aug 7th-35th or online anytime at https://bit.ly/JPGStuffTheBus23
Office Address: 2835 Miami Village Dr. Miamisburg, Ohio 45458
We can’t wait to see you at the party in the park!
Preregistration with CWPD is requested for planning purposes: Click here to register!
Join the Facebook event to make sure you stay updated on the event activities, giveaways, and more!
A rain date is scheduled for Saturday, August 26 if needed!
Enter to Win
Not sure what to bring to this year’s Thanksgiving lunch or dinner? We’ve got you covered! ??
Join us for an egg themed scavenger hunt throughout Centerville and Washington Twp!
Things look a little different this year so we’ve switched up our annual Easter egg hunt! We love our community and the people and small businesses that make it so special. We’ll “hide” egg signs throughout Centerville and Washington Twp in the windows or front lawns of small businesses and community resources. Follow clues to find all the egg signs and submit your answers to win ONE of MANY amazing prizes!
Prizes include a PLATINUM family membership to the Cincinnati Zoo, covering admission, parking, and unlimited train & carousel rides for two adults and their kids/grandkids PLUS 4 free guests per visit! We also have hundreds of dollars in gift cards and prizes from local businesses – we’d tell you which businesses but that would ruin the hunt!
?Registration is required.
?Participants will receive an email at 9am on Thursday April 1st with instructions and the clues to help you find all the locations.
?Get your family and friends together anytime between April 1-4 to crack the clues and find all the egg locations!
?Submit your entry before midnight on Sunday April 4th.
?Winners will be announced on our Facebook & Instagram pages, so make sure to follow us!
?You must be 18+ to register and receive prizes.
It’s time to take some myths and make them go Kaboom.?
MYTH: I know that my home is worth $X ?? because Zillow says so, and they just, like…get it, man.?♂️?
TRUTH: Ah, the Zestimate. The longest 4 letter word in a realtor’s vocabulary. The reality is that Zillow doesn’t, in fact, actually really get it (or you) at all, man. Zillow’s admitted margin of error on Zestimates is somewhere between one and ten percent, depending on a bunch of variables. ? Do the math on 1-10% and you’ll quickly realize that $20k on your $200k house ? isn’t exactly all that close, and that’s just the STANDARD margin of error. It gets worse. The former CEO, someone who you’d certainly think would be invested in the accuracy of his product, famously had one of his own properties sell for ‼️40% below its Zestimate‼️a few years ago.
In reality, Zillow only knows your house as well as their computers can do math. In order to come up with wildly inaccurate Zestimates for so many properties across the country, they use aggregated data and algorithms to extrapolate value across areas.? That means that bad data, recent improvements (or deferred maintenance) to your house, or any number of other factors that can’t be quantified by an algorithm can skew the Zestimate results.?
Still don’t believe me? Well, try remodeling your kitchen tomorrow and see if your Zestimate changes.?♂️
It’s no secret that Dayton is thriving with good local eats and fun things to do around town, but it’s easy to fall into the same old date night rut. With Valentine’s Day just around the corner, you’ll score big points with one of these well executed plans (don’t worry, we’ll let you take the credit!). Without further ado, here are JPG’s top five date ideas:
Rise & Shine
Who else loves a day date?! Start the morning off by perusing 2nd Street Market and check out some of Dayton’s best local vendors. Grab a cup of coffee from Caffeine Carl, pickup fresh produce from Garber Farm and treat yourself to a beautiful arrangement from The Flowerman. Wrap up a perfect morning with brunch just down the street at Table 33 – be sure to try the chicken and waffles!
Explore the Oregon
The Oregon District is a hub for fine dining and live music, creating the perfect night on the town. Start off with dinner at local favorites like Salar, Roost or Thai 9 (the JPG team debated fiercely over personal preferences!). Then, check out a live band at Blind Bob’s or head over to Yellow Cab Tavern to see local artists at one of the best spots in town. Just be sure to check their calendar first!
Libations and Laughter
Pay homage to the history of distilling in the Miami Valley with a tour and taste at Dayton’s own Belle of Dayton, or if something on tap is more your speed head over to one of the many breweries downtown (Warped Wing, Toxic Brew Co, or Dayton Beer Co. to name a few). Be sure to grab something to go because it’s BYOB just down the road at Black Box Improv Theater, where you’ll laugh until you cry listening to the area’s best local comedians perform on the fly. Shows run nightly from Wednesday to Saturday.
Walk on the Wild Side
Try something new together and get adventurous at Wild Axe Throwing in Beavercreek. Reserve one hour time slots on their website and learn from an axe master, then take turns perfecting the best throw. Loser buys dinner just down the street at the Submarine House – JPG recommends the teezers!
Right on Par
Head just south of town to West Chester for an evening of comfort food with a modern twist and signature cocktails at Cozy’s Cafe. Afterwards, get your game on at TopGolf where you can put your competitive spirit to the test. Be sure to top the night off with their signature injectable donut holes.
We’d love to provide you with more relevant local info and ideas! Sign up below to get our monthly newletter, upcoming event information, or for help with your real estate goals!
We’ve already eaten all the Halloween candy in the house, the first snow has fallen, everyone is bundled up like Randy in the Christmas Story, and in less than a week it will be Thanksgiving! While we’re thankful for quality time with family and friends, we are especially thankful for stretchy pants and the mounds of food that will be on our table.
We’re assuming that everyone’s got a favorite bird preparation to fall back on, but in order to help round out the menu a bit, we’ve compiled another JPG Top 5, this time featuring our favorite Thanksgiving recipes.
♦ Apple Sausage Stuffing ♦
♦ Sweet Potato Souffle with Pecan Crumble ♦
♦ Green Beans with Caramelized Onions and Almonds ♦
♦ Pear Cranberry Sauce ♦
♦ Bourbon Pecan Pie Cheesecake Bars ♦
As you may or may not know, we the folks here at JPG don’t typically tend to run short of opinions on things. Whether it’s food, movies, music, business, or how many spaces there should be after a period (it’s two, obviously, but I’ve been out voted), if there’s a subject, we’ll find a way to debate it. Apparently we should have been attorneys.
Nevertheless, one of the few things that tops our penchant for debate is our love for our LOCAL businesses and some of the hidden gems that the Gem City has to offer. In that vein, we thought that it might be a good “two birds, one stone” kind of deal for us to pick a category every few months and put together our TOP FIVE Dayton hotspots that fit the topic (after a healthy debate, of course). Gives us a chance to pump up the local Dayton scene even more, and maybe give you some new things to try along the way. So, without further ado, here we go with the first edition of our newest feature, for our favorite people…
This one was a pretty easy choice for us, and one that we actually all agreed on. Probably because good Neapolitan Pizza is as close to culinary perfection as it gets (in our opinion…but seriously, it’s also a fact), and this is the best Neopolitan in Dayton. The toppings are creative but still make sense, the dough is the perfect blend of both crispy and chewy, the beers cold, and the lines are usually long. If you haven’t been, check out the original downtown by MV Hospital, or hold out for the new location coming soon to Centerville!
If there’s one thing that’s true about hipsters, it’s that they typically have high culinary standards. That holds true in this case too, on both accounts. The food is amazing and runs a wide gambit of styles and tastes, the cocktails are unique and well crafted, but the pizza is pretty much the runaway star in our book. Oh man the pizza. They’re all good, but Tarte Flambe and Tomasso FTW.
Okay, so yeah, this isn’t local, it’s a chain. It IS however just utterly delicious and worth the trip. If you’ve somehow never been before, or if you’re just otherwise indecisive, I’ve got two words for you. Porky. Fig.
One of our favorite local spots, they’ve got a great mix of everything with great atmosphere, a killer beer selection, local music, good food, and a unique selection of outside the box pizzas. Not in the mood for open face? They can also turn any of the pizzas into calzones! Definitely worth the trip if you haven’t been, and as a bonus, it’s right down the street from Tank’s, so you can make a pit stop on the way home for french onion dip and an omelet the size of a Volkswagen.
EASILY the most polarizing entry on the list, the extreme reactions/opinions that people have to Marion’s is something that has undoubtedly torn families apart at the seams. Real Hatfield/McCoy stuff here. Love it or hate it though, Marion’s is a Dayton tradition that just can’t be ignored. It may not be traditional “pizza” to some, but you have to try it at least once. Sometimes being unconventional can be a good thing.
Just missed the cut (but you should still try, because pizza is delicious): Beavercreek Pizza Dive, Troni’s, and Milano’s.
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