Spring is one of the busiest times of year in real estate and if you are thinking about selling your Southern Ohio home the good news is that buyers are actively looking right now. But before you put that sign in the yard there are a few important steps that can make a significant difference in how quickly your home sells and how much you walk away with at closing.

Here are five things we recommend every seller take care of before going live on the market.

1. Find Out What Your Home Is Actually Worth

This is always step one. A lot of homeowners either overestimate or underestimate their home's value and both can cost you money. Getting a professional market analysis from an experienced local agent gives you a realistic picture of what buyers in Southern Ohio are willing to pay right now. Visit VanceTeamRealtors.com to request your free home valuation today.

2. Tackle the Small Repairs You Have Been Putting Off

Buyers notice everything. That leaky faucet, the scuffed baseboards, the door that does not close quite right — these small things add up in a buyer's mind and can affect the offers you receive. A little time and money invested in minor repairs before listing almost always pays off.

3. Declutter and Depersonalize Your Space

You want buyers to be able to picture themselves living in your home. That is hard to do when every shelf is full and family photos cover every wall. Decluttering and depersonalizing does not mean stripping your home of all character — it just means giving buyers the mental space to imagine their own life there.

4. Think About Curb Appeal

First impressions happen before a buyer ever walks through the door. Fresh mulch, trimmed shrubs, a clean front porch, and a freshly painted front door can do more for your sale price than almost anything else on this list. Spring is the perfect time to make the outside of your home shine.

5. Choose the Right Agent From the Start

How your home is priced, presented, and marketed from day one sets the tone for your entire selling experience. At Vance Team Realtors we bring professional photography, strong online marketing, and deep knowledge of the Southern Ohio market to every listing we take on. We work hard to make sure your home gets seen by the right buyers at the right time.

If you are thinking about selling this spring we would love to help you get started. Reach out to us today for a free consultation and a no obligation home valuation.

📞 Call or text Bryan: 937-776-3405 📞 Call or text Rene: 937-205-6513 🌐 VanceTeamRealtors.com

Vance Team Realtors — Serving Highland, Clinton, Adams, Brown, Ross, and Fayette County Ohio

Do you know what your home is worth in today's Southern Ohio real estate market? The answer might surprise you.

In this video, we walk you through why knowing your home's current value matters, why online estimates like Zillow often miss the mark in rural markets, and the best way to get an accurate picture of what your home would actually sell for right now.

In this video, we cover:

✅ Why your home value matters even if you are not selling

✅ Why automated online estimates are just a starting point

✅ The fastest and most accurate way to find out what your home is worth

✅ How to get a free Comparative Market Analysis with no obligation

🏡 Get your FREE instant home valuation here: 👉 FREE VALUATION TOOL

📞 Call or text Bryan: 937-776-3405 📞 Call or text Rene: 937-205-6513 🌐 VanceTeamRealtors.com

👍 If this video was helpful, please like, subscribe, and drop your questions in the comments. We read and respond to every one!

Open House This Sunday — Stunning Victorian Home in Hillsboro Ohio

648 N High St, Hillsboro OH 45133 | Listed at $269,999 | Sunday April 26 | 11AM to 1PM

If you have ever dreamed of owning a home with genuine character, timeless architecture, and the kind of craftsmanship that simply does not exist in new construction — this Sunday is your opportunity to step inside and experience it for yourself.

We are hosting an open house this Sunday April 26th from 11AM to 1PM at 648 N High St in Hillsboro Ohio and this one is absolutely worth your time.

A Home That Tells a Story

From the moment you pull up to this stunning 2,596 square foot Victorian home you will understand why properties like this are so rare and so special. The classic wrap-around porch immediately sets the tone — inviting you to slow down, take a breath, and imagine mornings with coffee and evenings watching the sun go down over the neighborhood.

This is not just a house. It is a piece of history with all the modern updates that make daily living comfortable and worry free.

What Makes This Home Special

Space and Layout With 2,596 square feet of living space spread across four bedrooms and two full bathrooms this home offers generous room for families of every size. The large living room provides a welcoming gathering space while the formal dining room sets the stage for memorable dinners and entertaining. High ceilings throughout give every room an open and airy feel that is rare to find at this price point.

Timeless Character and Craftsmanship The unique woodwork and architectural details throughout this home are a testament to a time when homes were built with genuine pride and craftsmanship. These are the kinds of details that buyers fall in love with and that simply cannot be replicated in today's new construction market.

Beautiful Flooring Throughout Hardwood and luxury vinyl flooring run throughout the entire home — combining the warmth and classic beauty of hardwood with the durability and practicality of luxury vinyl. The result is a home that feels warm, inviting, and easy to maintain.

Major Updates Already Done One of the biggest concerns buyers have with older homes is the condition of the major systems. That concern is eliminated here. In 2021 this home received a brand new roof, a new HVAC system, and an updated electric panel — giving you the character and charm of a Victorian home with the peace of mind of modern mechanicals.

Unfinished Basement The unfinished basement offers outstanding potential. Whether you need extra storage space or you are dreaming of additional living space, a home office, a recreation room, or a workshop — the basement gives you a blank canvas to make it your own over time.

The Wrap-Around Porch We have to come back to the porch because it truly is something special. Wrap-around porches are one of the most beloved and sought after features in Southern Ohio real estate and this one delivers everything you would hope for. It is the kind of porch that turns a house into a home.

Come See It For Yourself

Descriptions and photos can only tell part of the story. A home like this one truly has to be experienced in person to be fully appreciated. The ceiling heights, the woodwork details, the feel of the hardwood floors beneath your feet, and the charm of that wrap-around porch — none of that fully translates through a screen.

That is exactly why we are hosting this open house. Come walk through, take your time, ask questions, and let the home speak for itself.

Open House Details

📍 Address: 648 N High St, Hillsboro OH 45133 📅 Date: Sunday April 26, 2026 ⏰ Time: 11:00 AM to 1:00 PM 💰 List Price: $269,999

Can not make it to the open house? No problem. Call or text us to schedule a private showing at a time that works for you.

📞 Call or text Bryan: 937-776-3405 📞 Call or text Rene: 937-205-6513 🌐 VanceTeamRealtors.com

Vance Team Realtors — Serving Highland, Clinton, Adams, Brown, Ross, and Fayette County Ohio

#OpenHouse #HillsboroOhio #VictorianHome #VanceTeamRealtors #VanceHomeExperts #SouthernOhioRealEstate #HomesForSale #HighlandCountyOhio

What Is My Southern Ohio Home Worth? 

Here Is How To Find Out.

Brought to you by Vance Team Realtors — Southern Ohio's Trusted Real Estate Experts

If you have ever found yourself wondering what your home is worth in today's market you are not alone. It is one of the most common questions we hear from homeowners across Highland, Clinton, Adams, Brown, Ross, and Fayette County every single day.

And it makes sense. Your home is likely the largest financial asset you own. Knowing what it is worth is not just useful information — it is essential information whether you are thinking about selling, refinancing, tapping into your equity, or simply keeping track of your financial picture.

The good news is that finding out has never been easier. And we are going to walk you through exactly how to do it.

Why Knowing Your Home Value Matters

Before we dive into how to find your home's value let's talk about why it matters in the first place.

If you are thinking about selling your home value is the starting point for every decision you are going to make. Pricing your home correctly from day one is one of the most important factors in how quickly your home sells and how much money you walk away with at closing. Overprice it and you risk sitting on the market too long. Underprice it and you leave money on the table.

If you are not thinking about selling your home value still matters more than you might realize. Home equity — the difference between what your home is worth and what you owe on it — is a powerful financial tool. It can be used for home improvements, education, debt consolidation, or as a foundation for your overall financial planning.

If the market has shifted in your area your home may be worth significantly more or less than it was even one or two years ago. Staying informed keeps you in control of your largest asset.

What Determines Your Home's Value?

Home values are not random. They are driven by a specific set of factors that real estate professionals and appraisers evaluate every time a home changes hands.

Location Location is still the number one driver of home value in real estate. Proximity to good schools, employment centers, shopping, and amenities all play a role. In Southern Ohio factors like acreage, road frontage, rural privacy, and proximity to towns like Hillsboro, Chillicothe, and Bainbridge all influence value significantly.

Size and Layout The square footage of your home, the number of bedrooms and bathrooms, and the overall layout and functionality of the floor plan all directly impact value. More usable space generally means more value — but layout matters too. A well designed floor plan can outperform a larger but awkward one.

Condition The overall condition of your home has a major impact on its market value. Updated kitchens and bathrooms, newer mechanical systems, a solid roof, and well maintained interiors and exteriors all contribute positively. Deferred maintenance and needed repairs work in the opposite direction.

Recent Comparable Sales This is the most direct indicator of what your home is worth right now. When a buyer's lender orders an appraisal the appraiser will look at recent sales of similar homes in your area — typically within the last six months — and use those as benchmarks for your home's value. Your agent should be doing the same thing before pricing your home for the market.

Current Market Conditions Real estate markets shift. In a seller's market where demand exceeds supply prices trend upward. In a buyer's market where supply exceeds demand prices soften. Understanding where the Southern Ohio market currently stands is a key part of understanding what your home is worth right now.

Unique Features In Southern Ohio unique property features like acreage, stocked ponds, outbuildings, barns, road frontage, and rural privacy can add significant value that a simple online estimate might not fully capture.

Why Online Estimates Are Just a Starting Point

You have probably seen the automated home value estimates on sites like Zillow and others. These tools have their place but it is important to understand what they are — and what they are not.

Automated estimates are generated by algorithms that pull publicly available data like tax records, recent sales, and basic property information. They do not account for the condition of your home, recent updates and improvements, unique features, or the nuances of your specific local market.

In rural markets like Southern Ohio where comparable sales can be limited and properties vary widely in their features and acreage automated estimates can be particularly inaccurate — sometimes by tens of thousands of dollars in either direction.

That is why the most accurate and reliable way to understand your home's value is to combine an online valuation tool with a conversation with an experienced local agent who knows your market inside and out.

The Fastest Way to Get Started — Our Free Home Valuation Tool

We have made it simple to get an instant starting point on your home's value right here on our website.

Our free home valuation tool gives you an immediate estimate based on current market data in your area. It takes less than sixty seconds to use and there is absolutely no obligation involved.

Use the tool above to get your instant home value estimate right now.

Once you have your estimate the next step is a conversation with one of our experienced agents who can give you a precise and personalized valuation based on your home's specific features, condition, and the current Southern Ohio market.

What Happens After You Use the Tool?

Using our free valuation tool is just the beginning. Here is what we recommend as your next steps.

Step One — Get your instant estimate Use the tool on this page to get an immediate ballpark figure for your home's current market value.

Step Two — Schedule a free consultation Connect with Bryan or Rene for a no pressure conversation about your home, your goals, and what the current market looks like in your specific area of Southern Ohio.

Step Three — Get a precise Comparative Market Analysis We will put together a detailed Comparative Market Analysis — a CMA — that gives you a thorough and accurate picture of what your home would likely sell for in today's market. This is the same tool professionals use and it is yours completely free with no obligation.

Step Four — Make an informed decision Armed with accurate information you can make the best decision for your situation — whether that means listing your home now, planning for a future sale, or simply staying informed about your most valuable asset.

Real People. Real Results. Real Southern Ohio.

At Vance Team Realtors we are not a national chain or an out of town operation. We live and work right here in Southern Ohio. We know these communities, these neighborhoods, these roads, and these markets because this is our home too.

When you work with us you get agents who are genuinely invested in your success — not just your transaction.

Ready to Find Out What Your Home Is Worth?

Use our free home valuation tool at the top of this page to get started right now. Or if you prefer to skip straight to the conversation we are always just a phone call or text away.

📞 Call or text Bryan: 937-776-3405 📞 Call or text Rene: 937-205-6513 🌐 VanceTeamRealtors.com

No pressure. No obligation. Just honest and helpful information from people who know Southern Ohio real estate.

Vance Team Realtors — Serving Highland, Clinton, Adams, Brown, Ross, and Fayette County Ohio

Disclaimer: This blog post is intended for general informational purposes. Home values vary based on individual property characteristics and current market conditions. Please contact a licensed real estate professional for a personalized home valuation.

The 203K Rehab Loan - Your Key To Buying A Fixer Upper

Deciding between a Limited and a Standard 203(k) loan could shape your entire renovation journey 🏡✨. Each loan is designed for a distinct set of repairs and comes with unique rules that can make a big difference when you’re choosing how to bring a fixer-upper back to life.

A Limited 203(k) works well for cosmetic improvements and non-structural updates, keeping the process streamlined and accessible. Many borrowers appreciate not having to bring in a consultant if the project is manageable, plus the recent updates have made these loans more flexible with timelines and eligible repair costs. If your focus is on things like updating kitchens, bathrooms, or flooring without knocking down walls, this option often checks all the right boxes.

On the other hand, a Standard 203(k) loan steps in when your project calls for major repairs, such as structural work or significant remodeling. This route includes oversight from a HUD-approved consultant, which gives more structure to the renovation process and can help ensure compliance every step of the way. Extended timelines for both loan types mean less pressure and more room to get the work done right, especially if your plans involve multiple phases or unexpected challenges.

Both options let you combine the cost of the home with the cost of repairs into one mortgage, opening up possibilities for first-time buyers, families building equity, or anyone searching for value in neighborhoods ready for new life. In today’s market, the FHA 203(k) program stands out for its flexible approach to credit and down payment, helping many buyers move forward who might otherwise be sidelined by stricter loan requirements.

Curious about which loan would fit your plans in Hillsboro, Ohio? Reach out for guidance tailored to your renovation goals and local opportunities, we’re here to help make your next step feel less overwhelming and more achievable! 🛠️📞

#RealEstate #vanceteamrealtors #vancehomeexperts

Why Real Estate Deals Fall Through — And How to Make Sure Yours Does Not. Brought to you by Vance Team Realtors — Southern Ohio's Trusted Real Estate Experts

Here is something that might surprise you. Only about 9% of home purchases actually fall through. That means you have a 91% chance of successfully reaching the closing table — odds that are far better than most buyers and sellers ever realize.

But that 9% is not random. There are specific, identifiable reasons why deals unravel — and the good news is that most of them are completely preventable with the right knowledge and the right team in your corner.

In the video above we walk you through exactly what causes real estate transactions to fall apart and what you can do right now to make sure your deal is not one of the ones that does not make it to closing day.

Keep reading for a deeper dive into everything covered in the video.

The 91% Rule — Better Odds Than You Think

Most buyers and sellers walk into a real estate transaction with a quiet fear that something is going to go wrong. That anxiety is understandable. Buying or selling a home is one of the largest financial transactions most people will ever be involved in.

But here is the reality. The overwhelming majority of real estate contracts — 91 out of every 100 — successfully close. The process works. And when you have an experienced agent reviewing every detail of your transaction from start to finish those odds get even better.

So what happens to the other 9%? Let us break it down.

Top Reasons Real Estate Deals Fall Through

1. Appraisal Issues

Appraisal problems are consistently one of the leading causes of failed real estate transactions. Here is how it happens.

A buyer makes an offer on a home. The seller accepts. Everything looks great. Then the lender orders an appraisal and the home comes in valued below the agreed upon purchase price.

At that point the lender will typically only approve financing up to the appraised value. That gap between the appraised value and the purchase price creates a problem that has to be solved before the deal can move forward.

What are the options when an appraisal comes in low?

• The seller reduces the purchase price to match the appraised value
• The buyer pays the difference out of pocket
• Both parties meet somewhere in the middle
• One or both parties walk away from the deal entirely

None of those options are ideal. Which is exactly why getting ahead of appraisal concerns before they become a problem is so important.

How to protect yourself from appraisal issues:

For sellers, pricing your home accurately from the very beginning is the single most effective way to avoid appraisal problems. Your agent should provide you with a thorough Comparative Market Analysis based on recent comparable sales in your area before you ever list your home.

For buyers, working with an agent who understands local market values and can counsel you on making offers that are competitive but also defensible from an appraisal standpoint is critical.

At Vance Team Realtors we review comparable sales data carefully before every offer and every listing to make sure our clients are positioned for success at the appraisal stage.

2. Contract Contingencies

Contract contingencies are clauses written into a purchase agreement that allow one or both parties to exit the deal under specific circumstances. They exist to protect buyers and sellers — but they can also introduce real risk into a transaction when not managed carefully.

The most common contingencies that cause deals to fall through:

Home Sale Contingency This is one of the most significant risk factors in any transaction. A home sale contingency means the buyer's purchase of the new home depends on successfully selling their current home by a specific date. If their home does not sell in time the entire deal is in jeopardy.

For sellers receiving an offer with a home sale contingency it is important to weigh the risk carefully. Your agent should help you evaluate whether the buyer's current home is actively listed, how it is priced, and how realistic the sale timeline actually is.

Financing Contingency This protects the buyer if their mortgage falls through. While this is a standard and reasonable protection for buyers it does introduce the possibility that a deal could unravel late in the process if the buyer's financial situation changes or their loan is denied.

Inspection Contingency We will cover this in more detail below but inspection contingencies allow buyers to renegotiate or walk away based on the findings of a home inspection. When major issues are discovered and parties cannot reach an agreement on repairs or price adjustments deals can and do fall apart.

How to manage contingency risk:

Work closely with your agent to review every purchase agreement in detail before signing. Understanding exactly what each contingency means — and what scenarios could trigger it — is essential for both buyers and sellers.

3. Inspection Issues

A home inspection is a standard and important part of nearly every real estate transaction. A licensed inspector evaluates the condition of the property and provides a detailed report of findings to the buyer.

When significant issues are discovered — major roof damage, foundation problems, outdated electrical systems, HVAC failure, plumbing issues — buyers have several options depending on what their contract allows.

They can request repairs, ask for a price reduction, or in some cases walk away from the deal entirely. If the seller is unwilling or unable to address the issues the transaction can fall through.

How sellers can get ahead of inspection issues:

One of the smartest moves a seller can make before listing their home is scheduling a pre-sale inspection. This allows you to identify potential issues before buyers discover them during the transaction.

The advantages of a pre-sale inspection include:

• You can address repairs on your own timeline rather than under the pressure of a contract deadline
• You eliminate the element of surprise during the buyer's inspection
• It demonstrates transparency and good faith to potential buyers
• It reduces the likelihood of post-inspection renegotiation or deal failure
• It can actually strengthen your negotiating position

Many sellers avoid pre-sale inspections because they are afraid of what they might find. The reality is that finding issues early gives you control. Finding them during a buyer's inspection puts you on the defensive.

Proactive Steps to Protect Your Transaction

Whether you are buying or selling in Southern Ohio here are the most effective steps you can take to maximize your chances of reaching the closing table successfully.

For Sellers

Price Your Home Accurately From Day One Overpricing is one of the most common mistakes sellers make and it creates appraisal risk from the very beginning. Work with your agent to price your home based on real comparable sales data — not wishful thinking.

Schedule a Pre-Sale Inspection As discussed above this single step can eliminate many of the most common reasons deals fall through. Know what you have before buyers find out.

Address Known Issues Before Listing If you know your roof is aging, your HVAC needs service, or there are other deferred maintenance items — address them before you list. Buyers and their inspectors will find them. Getting ahead of them gives you control.

Review Every Purchase Agreement Carefully Do not sign a purchase agreement without fully understanding every contingency and clause it contains. Your agent should walk you through every detail and flag anything that introduces unnecessary risk to your transaction.

Communicate Appraisal Concerns Upfront If there are factors about your property that could create appraisal challenges — unique features, recent renovations, a location with limited comparable sales — discuss them with your agent before listing. A proactive strategy beats a reactive one every time.

For Buyers

Get Fully Pre-Approved Before You Start Shopping Not pre-qualified — pre-approved. A full pre-approval means your lender has reviewed your financial documents and confirmed your ability to borrow. This eliminates financing surprises late in the process.

Make Competitive and Defensible Offers Your agent should help you craft offers that are competitive in the current market while also being realistic from an appraisal standpoint. Overpaying in a competitive moment can create appraisal problems down the road.

Understand Every Contingency You Sign Know exactly what your contingencies protect you from and what obligations they create. Your agent should explain every clause before you sign.

Be Responsive and Timely Many deals fall apart simply because of delays in communication, paperwork, or decision making. When your agent, lender, or title company needs something from you — respond quickly. Deadlines in real estate contracts are real.

Work With a Lender You Trust Your lender is one of the most important members of your transaction team. Choose a lender who communicates clearly, meets deadlines, and has experience with the loan type you are using.

What Makes the Difference — Your Agent

At the end of the day the single biggest factor in whether a real estate transaction successfully closes is the quality and experience of the agent managing it.

An experienced agent:

• Prices homes accurately to minimize appraisal risk
• Reviews contracts thoroughly to identify and manage contingency risk
• Communicates proactively with all parties to prevent surprises
• Problem solves creatively when challenges arise
• Keeps the transaction moving forward even when obstacles appear

At Vance Team Realtors we have guided buyers and sellers across Highland, Clinton, Adams, Brown, Ross, and Fayette County Ohio through hundreds of successful transactions. We know what causes deals to fall apart and we know exactly how to prevent it.

Our approach is simple. We stay ahead of problems so our clients never have to deal with them at the closing table.

Ready to Buy or Sell in Southern Ohio?

Whether you are preparing to list your home or ready to start your home search, let's talk about how to build a strategy that gets you to closing day successfully.

We are here to be your trusted advisors at every step of the process.

📞 Call or text Bryan: 937-776-3405 📞 Call or text Rene: 937-205-6513 🌐 Visit us at VanceTeamRealtors.com

Have questions about buying or selling in Southern Ohio? Drop them in the comments below — we read and respond to every single one.

Vance Team Realtors — Serving Highland, Clinton, Adams, Brown, Ross, and Fayette County, Ohio, Putting Your Housing Dreams First Since 2015

Your First Step to Homeownership: Know Your Credit Score

If you're considering buying your first home in Highland, Clinton, Brown, Adams, Ross, or Fayette County, you need to know your credit score before doing anything else.

Your credit score is crucial for determining whether you qualify for a home loan and what interest rate you’ll receive. Here’s a simple breakdown:

• Above 740: You’re in great shape for securing the best rates.
• 620 to 740: Most first-time buyer loan programs should be available to you.
• Below 620: It’s okay; it just means we may need to work on improving your score first.

Action Step: Visit annualcreditreport.com to pull your free credit report. It's free and won’t harm your credit score. Understanding your score is vital before reaching out to a lender.

Once you have your score, let us help you navigate the next steps. I’m Bryan Vance with Vance Team Realtors, and we’re here to assist first-time buyers in finding their perfect home.

Contact Information: Call or text me at 937-776-3405 or Rene at 937-205-6513.

Follow Along: This week, we’re covering every step of the home-buying process. Stay tuned for more helpful tips!

20 Questions You Should Ask About Homeowners Insurance

Brought to you by Vance Team Realtors — Southern Ohio's Trusted Real Estate Experts

Buying a home is one of the most exciting milestones of your life. Whether you are purchasing your first home in Hillsboro, upgrading to a larger property in Wilmington, or settling into a rural retreat in Adams County, one thing every homeowner needs to understand is homeowners insurance.

At Vance Team Realtors, we guide buyers through every step of the home-buying process—and that includes making sure you ask the right questions before your closing day. Insurance is one area where many buyers feel overwhelmed or underprepared.

Here are 20 essential questions every homeowner should ask or know about homeowners insurance.

Part 1: The Basics

1. What Does Homeowners Insurance Actually Cover?

A standard homeowners insurance policy typically covers four key areas:

• Dwelling coverage — protects the physical structure of your home

• Personal property coverage — covers your belongings inside the home

• Liability protection — covers legal costs if someone is injured on your property

• Additional living expenses — pays for temporary housing if your home becomes uninhabitable

Always read your policy carefully. Not everything is automatically included.

2. What Is NOT Covered by a Standard Policy?

This is equally important. Most standard policies do not cover:

• Flood damage

• Earthquake damage

• Sewer or drain backups

• Mold (in most cases)

• Normal wear and tear

• Pest infestations

If you are buying a rural property in Southern Ohio near a creek or flood plain, flood insurance may be a smart addition to your coverage.

3. What Is the Difference Between Actual Cash Value and Replacement Cost Coverage?

This is one of the most misunderstood aspects of homeowners insurance.

• Actual Cash Value (ACV): Pays what your belongings or home are worth at the time of the loss, factoring in depreciation. You may receive less than what it costs to replace items.

• Replacement Cost Value (RCV): Pays the full cost to replace or repair damaged items at current market prices, without depreciation deductions.

Tip from Vance Team: Replacement cost coverage typically costs a little more but provides significantly better protection.

4. How Much Coverage Do I Actually Need?

Your coverage amount should reflect the cost to rebuild your home, not its market value or purchase price. These numbers can be very different.

Ask your insurance agent for a replacement cost estimator to make sure you are not underinsured.

5. What Is a Deductible and How Does It Affect My Premium?

Your deductible is the amount you pay out of pocket before your insurance kicks in. Common deductibles range from $500 to $2,500 or more.

• Higher deductible = lower monthly premium

• Lower deductible = higher monthly premium

Choose a deductible you can realistically afford if you need to file a claim.

Part 2: Policy Details and Costs

6. How Is My Premium Calculated?

Insurance companies consider several factors when setting your premium:

• Location and proximity to fire stations

• Age and condition of the home

• Construction materials used

• Claims history of the property

• Your personal credit score (in most states)

• Coverage amount and deductible chosen

Older rural homes in Southern Ohio may carry higher premiums due to distance from fire stations or outdated electrical and plumbing systems.

7. Are There Discounts Available?

Most insurance companies offer discounts you may not know about. Ask specifically about:

• Bundling home and auto insurance

• New home discounts

• Security system or smoke detector discounts

• Claims-free history discounts

• Loyalty discounts for long-term customers

• New roof discounts

Always ask. Discounts can add up to significant savings.

8. Does My Policy Cover My Home-Based Business?

If you run any kind of business from your home, a standard homeowners policy likely does not cover business-related equipment or liability. You may need a separate rider or business policy.

9. Are My High-Value Items Covered?

Standard policies have limits on coverage for high-value items such as:

• Jewelry

• Firearms

• Artwork

• Collectibles

• Musical instruments

If you own valuable items, ask about adding a personal property rider or floater to ensure full coverage.

10. What Happens If I Rent Out Part of My Home?

If you plan to rent out a room, basement apartment, or use your property as an Airbnb, your standard homeowners policy may not cover rental activity. You may need a landlord policy or additional endorsement.

Part 3: Rural and Southern Ohio Specific Considerations

11. Do I Need Flood Insurance If I Live Near a Creek or River?

Southern Ohio has many beautiful creeks, rivers, and low-lying areas. Standard homeowners insurance does not cover flood damage. Flood insurance is available through:

• The National Flood Insurance Program (NFIP)

• Private flood insurance carriers

Vance Team Tip: When purchasing rural or waterfront properties in Highland, Adams, or Ross County, always ask about the flood zone designation of the property before closing.

12. What About Coverage for Detached Structures?

Do you have a barn, garage, shed, or fence on your property? Most policies include other structures coverage, typically at 10% of your dwelling coverage amount.

If you own a farm property or rural parcel with multiple outbuildings, make sure your policy adequately covers all structures on the land.

13. Is Farm Equipment or Livestock Covered?

If you are purchasing a working farm or rural property with livestock, a standard homeowners policy will not cover farm equipment, crops, or animals. You will need a farm owners policy specifically designed for agricultural properties.

14. What If a Tree Falls on My Home?

In most cases, if a tree falls on your home due to a covered peril like wind or a storm, your homeowners insurance will cover the damage. However, if a tree falls due to neglect or rot, coverage may be denied.

Trim your trees regularly to avoid potential claim disputes.

15. Does My Policy Cover Water Damage From Pipes?

Sudden and accidental water damage from burst pipes is typically covered. However, damage from slow leaks or gradual water damage due to neglect is usually not covered.

This is especially relevant in older Southern Ohio homes where plumbing systems may need updating.

Part 4: Claims and Providers

16. How Do I File a Claim and What Should I Expect?

Understanding the claims process before you need it is important. Generally:

1. Document the damage with photos and video immediately

2. Contact your insurance company or agent promptly

3. An adjuster will assess the damage

4. You receive a settlement offer based on your coverage

5. Repairs or replacements begin

Keep a home inventory list with photos of your belongings stored in the cloud or offsite. This makes the claims process significantly smoother.

17. How Long Does It Take to Settle a Claim?

Simple claims may be resolved in days. Complex claims involving significant damage can take weeks or months. Ask your provider about their average claims processing time and what support they offer during the process.

18. Will My Premium Go Up After I File a Claim?

In many cases, yes. Filing a claim—especially multiple claims—can increase your premium at renewal. For minor repairs, it may be more cost-effective to pay out of pocket rather than file a claim and risk a rate increase.

19. How Do I Compare Insurance Providers?

Not all insurance companies are equal. When shopping for coverage consider:

• Financial stability ratings (look for A-rated carriers)

• Customer service reviews

• Claims satisfaction ratings

• Coverage options and flexibility

• Local vs. national providers

Working with an independent insurance agent allows you to compare multiple carriers at once, which can save time and money.

20. When Should I Review or Update My Policy?

Your homeowners insurance should be reviewed at least once a year and after any major life or property change, including:

• Completing a home renovation or addition

• Purchasing high-value items

• Installing a pool or trampoline

• Starting a home-based business

• Significant increases in local property values

Vance Team Tip: We recommend reviewing your policy at the same time each year—perhaps when you renew it—to make sure your coverage keeps pace with your home's value.

Final Thoughts From Vance Team Realtors

Homeowners insurance is not just a requirement from your lender—it is a critical layer of financial protection for one of the biggest investments of your life. Understanding your policy, asking the right questions, and working with a trusted insurance professional ensures you are never caught off guard.

At Vance Team Realtors, we are committed to guiding you through every aspect of the home buying and selling process—not just the transaction itself. From finding the right property in Highland County to connecting you with trusted local professionals like our preferred lender Trey Budke at USA Mortgage, we are here to make your housing dreams a reality.

Ready to start your home-buying journey in Southern Ohio?

📞 Call or text Bryan: 937-776-3405 📞 Call or text Rene: 937-205-6513

Or visit our website to browse available listings, download our free Buyer and Seller Ebooks, and request a showing today.

Vance Team Realtors — Putting Your Housing Dreams First Since 2015. Serving Highland, Clinton, Brown, Adams, Ross, and Fayette Counties, Ohio.

Disclaimer: This blog post is intended for informational purposes only and does not constitute insurance advice. Please consult a licensed insurance professional for coverage recommendations specific to your property and situation.

Can't Sell My House

If your house is on the market and you don't feel like you are making progress, you might not be alone.  The search term "Can't Sell My House" is becoming very popular with the search engines. There is no reason to worry.

Why Won't My House Sell?

There are a few things to consider when pondering this question.  Let's take a look at these things.

1. It isn't the 2020 housing market any longer. We have moved back to normal market conditions.  Historically, the average time a listing stays on the market is 90 days.
2. Affordability is not 100% fixed.  It is getting better, but we aren't there yet.
3. Interest rates are hovering right around 6%.  While this is a three-year low, this number still has many buyers sitting on the sidelines waiting.
4. Is the house priced right?  Price is key.  Of the four main factors that go into selling a home, price is considered the most important and the one area you have full control over.
5. What kind of feedback are you getting from showings?

The Bottom Line:

Your house is going to sell.  It just takes longer in this market to find the right buyer.  It is wise to examine your asking price every 14-21 days.  Even a small price adjustment can attract a potential buyer's attention.

Spring Housing Market Guides For Buyers & Sellers

Are you planning or considering a move this spring?  If so, we have your free guide to buying or selling this spring.  Use the links below to download your free report.  We look forward to helping you in any way possible.

Spring Buyers Guide - Get your copy here!

Spring Sellers Guide - Get your copy here!