David Moyer Real Estate

David Moyer Real Estate Known for personal service
📱 937-477-2298 📧 [email protected] Full time agent with Keller Williams Advantage Real Estate

Since 2005, David Moyer of David Moyer Real Estate, powered by Keller Williams Advisors, has
helped clients across the Greater Dayton and Miami Valley area buy and sell homes with confidence.

09/03/2026

Before I wrap up this series on estate sales, I want to say something that matters more than any of the legal or financial steps.

This isn't just a house you're selling. It's your mom and dad's house, or your aunt or uncle's house. It's closing a chapter, not just closing on a piece of property, and you don't have to go through it alone. Once the court approves the final accounting and closes out probate, the remaining funds get distributed to the heirs, and that's the process from start to finish. The best time to get started on estate planning is always yesterday, but the second best time is today.

I'm David Moyer with Keller Williams Advisors Real Estate, born and raised in Dayton, Ohio, and I'm here to help whenever you're ready. Reach me at 937-477-2298.

09/03/2026

One of the hardest situations I help families through isn't the paperwork, it's when siblings inherit a house together and can't agree on what to do next.

In Ohio, when family members simply can't reach an agreement, the last resort is something called a partition action, a lawsuit to force the sale of the house. It works, but it's expensive, it can take months, and it puts real strain on relationships that are often already under pressure. The best way to avoid getting there is communication early, before positions harden. I like to come in as a neutral party, walk the family through every option up front, and help everyone understand the choices, whether that's a traditional sale or another path entirely.

If your family is navigating this and could use a neutral voice in the room, give me a call at 937-477-2298.

09/02/2026

Here's a piece of good news buried inside an otherwise stressful process: inheriting a house usually comes with a tax break most people don't know exists.

It's called the stepped-up basis. In plain English, if your parents bought their house for $80,000 thirty years ago but it was worth $250,000 the day they passed, the IRS resets the value to that $250,000 for tax purposes. Sell it close to that number and you may owe little to no capital gains tax, since you only pay on the profit above the stepped-up value. Ohio adds another benefit on top of that: the state eliminated its estate tax years ago and has no state inheritance tax either, though the federal estate tax can still apply depending on the size of the estate. A professional appraisal is the key first step, since it documents that stepped-up value for tax purposes.

If you want help understanding what this looks like for your specific situation, call or text me at 937-477-2298.

09/02/2026

Here's something most families don't think about when they inherit a home: an empty house can quietly become an uninsured house.

A standard homeowner's insurance policy is built for a home someone is living in. Once it sits vacant for 30, 60, or 90 days, many policies stop covering it, meaning if something goes wrong down the road, that claim could be denied entirely. Two easy steps protect you: let the local police know the home is vacant so they can do regular drive-bys, especially in the evenings and on weekends, and call your insurance company about switching to a vacant home policy once your loved one has passed and no one is living there anymore.

If you're navigating this right now and aren't sure what steps to take next, I'm happy to walk you through it. Give me a call or text at 937-477-2298.

09/01/2026

Do open houses actually sell homes?
Confession time, and I know some agents and sellers won't love this answer, but 21 years in this business has taught me the truth: not usually. There's a small chance it happens, but more often an open house brings in nosy neighbors and buyers who are exploring the market, or interested in something else entirely.
That said, open houses still have real value. They're great exposure, especially the first weekend a home hits the market, and you get a lot of activity and a lot of eyes on the listing. But the actual odds of someone walking in and buying that same day sit around 1 to 4%, maybe 5% if you're lucky.
Have you ever bought a home the moment you walked into an open house? I'd love to hear that story in the comments, I love these stories.
If you're planning to sell and want a marketing strategy that goes beyond just an open house sign in the yard, message this page or call 937-477-2298. More at DavidMoyer.com.

09/01/2026

Would you loan someone $5,000 to buy a used car that doesn't have working brakes? No? Then why would a bank loan on a house with an issue that hasn't been addressed?

During the pandemic we saw a wave of flippers get in over their heads. Prices were climbing, materials were climbing faster, and the budget didn't stretch. I walked into more than one "finished flip" missing a bathroom sink. Missing a toilet. Partially done and listed anyway.

The house can look move-in ready in photos. The lender is going to check the brakes.

08/31/2026

Should you price your home high to leave room to negotiate?
Let's settle this one for good: no. Here's exactly what happens instead. You price high because you're expecting to negotiate down, and buyers simply pass you by. They're not walking in with a lowball offer on an overpriced house, they're not walking in at all.
If you're already willing to accept a lower number, start the listing at that number and take the strong offer when it comes in quickly. That's how you shorten your days on market instead of watching them stack up.
Why not go for more competition and more offers by pricing reasonably from day one? Price too high, and a price reduction is usually right around the corner anyway.
How long did you wait before doing a price reduction on your own home? Tell me in the comments.
If you want a real pricing strategy instead of a guessing game, message this page or call 937-477-2298. Let's get your number right the first time. More at DavidMoyer.com.

08/31/2026

Buyers say "we'll just go conventional, they'll do anything." Wrong.

There's a baseline every lender needs before they hand over the money: you have to be able to LIVE in the house. Missing a dishwasher? Fine. Missing a toilet, a stove, a bathtub? Not fine.

Every underwriting rule you hate exists for one reason: keeping people out of foreclosure. Most foreclosures don't start with a job loss. They start with a small maintenance issue nobody fixed, that turned into a big one, that turned into "we can't afford this anymore."

Mold in the basement isn't a quirky character detail. It's a red flag with a dollar sign on it.

08/30/2026

There's no Google search that tells you the "best" town in the Dayton area, because honestly, it doesn't exist. The right fit depends on your budget, your commute, your lifestyle, and what you actually want your day-to-day to look like.

My job as your agent isn't to declare a town good or bad, it's to walk you through how each community could realistically fit you and what trade-offs come with it. I think about it the way I would if I were moving there myself, with a family, relocating for work, or buying my first home. The most popular town online isn't always the right one for you. If you want help figuring out which Dayton-area community actually fits your life, give me a call at 937-477-2298.

08/30/2026

Why don't realtors answer their phones?
Somebody woke up and chose violence with this question, and honestly, I agree with you more than you'd think. There's a good chance realtors you're calling aren't picking up, and sometimes that includes me.
Usually it's because I'm with another client, or you're calling at 9pm outside of an active, crucial deal. When you leave work, you don't answer your boss's 10pm call unless something is genuinely urgent, the same logic applies here. Timing and respect for everyone's time go both ways.
But if you're calling for information on a property, or you're trying to hire a realtor to represent you and nobody's calling back, that's a completely different issue, and it's a fair one to be frustrated about.
How late is too late for a call, in either direction? Tell me in the comments.
If you've been trying to reach someone and getting nowhere, message this page or call me directly at 937-477-2298. I answer for real conversations. More at DavidMoyer.com.

Address

5250 Far Hills Avenue Suite 100
Dayton, OH
45429

Telephone

+19374772298

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