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Janna Guzik - Coldwell Banker Realty - Cincinnati Real Estate Agent

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Cincinnati, OH
Janna Guzik - Coldwell Banker Realty - Cincinnati Real Estate Agent

REALTOR® Serving the Greater Cincinnati Area Real estate has been a part of my own journey in more ways than one.

I've experienced many of the same transitions my clients face, including relocating, selling a home, and purchasing one of my own. Those experiences have shaped the way I work today and given me a greater appreciation for how personal a move can be. I've spent the last seven years helping buyers and sellers navigate everything from first homes and new construction to downsizing and major life transitions. Every move is different, but the goal is always the same: helping people move forward with a plan.

09/11/2026

Buyer Advice: Your budget tells you what you can buy. Your priorities should tell you what you should buy.

09/10/2026

The Golden Ticket was FOUND! 🏆✨
Congratulations to Maura, who found the Golden Ticket tucked into one of my CPS calendar magnets at Sands Montessori and won a $200 Amazon gift card for her classroom 🍎
And because our teachers spend so much of themselves taking care of their students, I wanted to include a little something just for her, too. 💛
So happy someone found it this year! 🥳

09/10/2026

I don't think the weather has gotten the memo yet, but September is here and fall is officially on the way 🍂
And with so much happening around Greater Cincinnati this time of year, I wanted to make it a little easier to actually enjoy it without having to hunt down all the ideas yourself.
My 2026 Cincinnati Fall Guide is packed with fall festivals, pumpkin patches, family activities, date-night ideas, seasonal drinks, markets, trick-or-treat spots and even a few full fall-day itineraries.
Whether you've lived here forever, you're newer to Cincinnati, have friends or family coming to visit, or just need some ideas for what to do this fall, I hope you find something you love.
𝕀𝕥'𝕤 𝕔𝕠𝕞𝕡𝕝𝕖𝕥𝕖𝕝𝕪 𝕗𝕣𝕖𝕖 ☺
Just click the link in the comments to grab your copy 🍁

08/21/2026

When you walk through a model home and fall in love with it, one thing you really need to know is: How much would it actually cost me to build THIS house?
Because a lot of what you're looking at probably isn’t included in the base price:
❌ Upgraded flooring & carpet
❌ 42" cabinets & crown molding
❌ Certain cabinet woods & finishes
❌ Quartz or granite countertops
❌ Stainless steel appliances
❌ Refrigerator, washer & dryer
❌ Recessed & pendant lighting
❌ Additional windows/window walls
❌ Fireplace & upgraded railing
❌ Those higher 9' ceilings
❌ Upgraded baseboards & trim
❌ Separate tub & shower
❌ Bathroom vanities & countertops
❌ Upgraded faucets & fixtures
❌ Certain exterior elevations
❌ Brick & certain siding colors
❌ Larger concrete patios
❌ Sod and upgraded landscaping
❌ Extra outlets, GFIs & hose bibs
None of that is necessarily a problem. But if you're already close to the top of your budget, you need to know what the INCLUDED version of the home actually looks like before you start mentally moving into the model.
And yes, you can always say, “We'll upgrade that later.” But realistically... a lot of people never do. Life happens, other expenses come up, and replacing something that's perfectly functional becomes a lot harder once you're actually living in the house.
So don't just ask for the base price, ask what it would cost to build the version you're actually standing in.

08/15/2026

Well... this was not on my to-do list. 😂
I recently had my 2026-2027 CPS fridge magnets printed and started mailing them out to families.
Then I found out yesterday after speaking with a teacher that the school calendar had been updated...🤦🏽‍♀️
There was only one change affecting families, the last day of school. But there were several changes for teachers, including additional full days, which meant reworking the calendar altogether.
Since I also drop these off for CPS teachers, I wanted to make sure they had the correct information. Thankfully, I caught it before those were distributed.
So now I'm updating, reprinting, and sending corrected magnets to everyone who already received one.
A whole lot of hullabaloo over a fridge magnet. But if I'm making something people are going to rely on all school year, I want it to be right.

08/15/2026

I see a lot of conversations about real estate commissions and what an agent actually does to earn them.
And I get why, especially in this economy, when sellers need to net as much as possible from the sale of their home.
But when people talk about selling without an agent (FSBO'ing), the focus is usually the commission. But saving the commission is only one part of that calculation.
𝔹𝕖𝕔𝕒𝕦𝕤𝕖 𝕪𝕠𝕦𝕣 𝕓𝕠𝕥𝕥𝕠𝕞 𝕝𝕚𝕟𝕖 𝕔𝕒𝕟 𝕒𝕝𝕤𝕠 𝕓𝕖 𝕒𝕗𝕗𝕖𝕔𝕥𝕖𝕕 𝕓𝕪:
🔹 Prep that affects buyer perception
🔹 Weaker offer terms
🔹 Repair negotiations
🔹 Seller concessions
🔹 Missed deadlines
🔹 Contract mistakes
🔹 Longer time on market
🔹 Safety and privacy risks
Can you sell a home without an agent? Absolutely.
But the real question isn't just what can I save on commission? It's what decisions could cost me money along the way, and what will I actually net when it's all over?

08/05/2026

📚 𝕆𝕙𝕚𝕠'𝕤 𝕊𝕒𝕝𝕖𝕤 𝕋𝕒𝕩 ℍ𝕠𝕝𝕚𝕕𝕒𝕪 𝕚𝕤 𝕒𝕝𝕞𝕠𝕤𝕥 𝕙𝕖𝕣𝕖!

🗓️ August 7 to August 9

If you're shopping for school, here's what qualifies:
✔️ Clothing, $75 or less per item
✔️ School supplies, $20 or less per item
✔️ School instructional materials, $20 or less per item

One important change this year:
❌ 𝑻𝒉𝒆 𝒆𝒙𝒑𝒂𝒏𝒅𝒆𝒅 "𝒊𝒕𝒆𝒎𝒔 $500 𝒂𝒏𝒅 𝒖𝒏𝒅𝒆𝒓" 𝒕𝒂𝒙-𝒇𝒓𝒆𝒆 𝒉𝒐𝒍𝒊𝒅𝒂𝒚 𝒇𝒓𝒐𝒎 2025 𝒊𝒔 𝑵𝑶𝑻 𝒓𝒆𝒕𝒖𝒓𝒏𝒊𝒏𝒈.

Before you head to the stores, it's worth checking the current rules so there are no surprises at checkout.

👉 Details: https://tax.ohio.gov/business/ohio-business-taxes/sales-and-use/sales-tax-holiday

08/01/2026

Most people think selling "as is" simply means they won't have to make repairs.
And, sometimes that's true, but there are other costs sellers don't always consider:
✅ Fewer buyers may be willing to take it on.
✅ Buyers may expect a larger discount.
✅ Some loan types may not work for the home.
✅ Buyers may negotiate harder after inspections.
✅ The home may sit longer and lose leverage.
"As is" can absolutely be the right strategy in some situations, but it shouldn't be the default simply because making repairs feels overwhelming.
The right repairs can sometimes save you far more than they cost. The key is knowing which ones are actually worth doing 🏡

07/21/2026

📚 The FREE 2026-2027 CPS fridge magnets are back!
Last year, I mailed these free magnets to CPS families and shared them with a few local schools and businesses. The response was so positive that bringing them back this year just made sense.
They include holidays, breaks, midterm weeks, quarter dates, teacher workdays, and other important school dates, all in one place to help make back-to-school just a little less hectic.
If you received one last year, there's no need to sign up again. I'll email you to confirm your mailing address before sending this year's magnet.
If you're new and would like one, you can request yours here:
👉 https://forms.gle/cgQqJBtSrsFUg1uo6
Quantities are limited, and I'll start mailing them out as soon as they're printed. 💚

07/10/2026

"𝑾𝒆'𝒓𝒆 𝒋𝒖𝒔𝒕 𝒈𝒐𝒊𝒏𝒈 𝒕𝒐 𝒔𝒕𝒐𝒑 𝒃𝒚 𝒕𝒉𝒆 𝒎𝒐𝒅𝒆𝒍 𝒉𝒐𝒎𝒆 𝒕𝒉𝒊𝒔 𝒘𝒆𝒆𝒌𝒆𝒏𝒅."
I hear this all the time, and I completely understand why. It feels like an easy, low pressure way to start looking.
But if you're selling your current home and planning to build, there are a lot of moving pieces that are easier to navigate when you have a plan before you start visiting communities.
𝑨 𝒇𝒆𝒘 𝒕𝒉𝒊𝒏𝒈𝒔 𝒕𝒐 𝒕𝒉𝒊𝒏𝒌 𝒕𝒉𝒓𝒐𝒖𝒈𝒉 𝒇𝒊𝒓𝒔𝒕:
🏡 When should your current home go on the market?
⏳ How do builder timelines fit with yours?
💰 What happens if your home doesn’t sell in time?
📝 How do deposits, financing, inspections, and upgrades fit into your overall plan?
Every builder has a different process, different contracts, and different policies. That’s why having someone who understands new construction and can help you coordinate both sides of the move can make the entire process a lot less stressful.
It’s one more reason to involve your real estate agent before you visit your first community.

Address

6730 Ruwes Oak Drive
Cincinnati, OH
45248

Opening Hours

Monday	9am - 6pm
Tuesday	9am - 6pm
Wednesday	9am - 6pm
Thursday	9am - 6pm
Friday	9am - 6pm

Website

https://stan.store/jannasellscincy, https://cincyundercontract.com/

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