Luma Realty

That friendly agent in the model home? Lovely person. Works for the builder. 🏗️😬

I know exactly how that side of the table works. Your own agent can help you:
💪 Negotiate upgrades and incentives
📋 Review the builder contract (they're VERY different from resale contracts)
👷 Keep an eye on construction milestones
🔍 Bring in an independent inspection before drywall and at final walk

Best part: in most (not all!) cases the builder pays your agent's commission — your representation typically costs you nothing. 🆓🙌

Touring model homes this weekend? Take me with you ( — it matters!). 🚪✍️

You toured the house. You checked the district. But did anyone mention the bus? 🚌😅

The daily-logistics questions families wish they'd asked BEFORE moving:

🚏 BUS SERVICE — is this address on a route, or inside the "walk zone"? Some Ohio districts don't bus high schoolers at all. That's a every-single-morning detail.
⏰ BELL TIMES — some schools start before 7:30am, others after 9. Line that up against your work schedule NOW, not in August.
🧒 BEFORE/AFTER CARE — does the school offer it, what does it cost, and how long is the waitlist? (Ask in spring; they fill fast.)
🚗 THE SCHOOL RUN — that 15-minute commute can double during drop-off season. Drive it at 8am before you commit.
📋 MID-YEAR MOVES — relocating families: ask about enrollment paperwork, records transfer, and sports eligibility timing so nobody misses a season. 🏈

This is exactly the stuff I dig into with my relocating families — because I moved cross-country too, and the details are where the stress lives. Let me carry that list for you. 💛

Nobody told us #4. 😅

Five things I genuinely wish someone had told us before our CA → OH move:
1. Your belongings can take WEEKS to arrive. Pack a "first month" box that travels with you.
2. Property taxes, insurance, and loan details all work differently in Ohio. Don't assume — ask.
3. Video tours are great. Having someone local who'll tell you the truth is better.
4. The emotional wave hits about a month in. It's normal. It passes.
5. The midwest-friendly thing? 100% real.

What would YOU add? Drop it below 👇

New in 📍Washington Township - don’t miss it!

📱Stephanie Westfall Hartmann

9570 Meadow Woods Ln, Dayton, OH 45458 | MLS #965451 | Zillow This 3447 square feet Single Family home has 4 bedrooms and 3 bathrooms. It is located at 9570 Meadow Woods Ln, Dayton, OH.

The math that made us move. 🧮

When we compared what our Northern California budget could do in SW Ohio, the conversation got very short. More square footage, actual yards, and room in the budget to actually LIVE — travel, save, breathe.

Every family's numbers are different, and I'll never pretend it's one-size-fits-all. But if you're curious what your budget looks like in the Dayton or Northern Cincinnati suburbs, I'll run your numbers for free. No strings.

📲 937.530.3383

✨✨✨New in 📍Lebanon

📲 Stephanie Westfall Hartmann

414 Lake Haven Ct, Lebanon, OH 45036 | MLS #964945 | Zillow This 2956 square feet Single Family home has 5 bedrooms and 4 bathrooms. It is located at 414 Lake Haven Ct, Lebanon, OH.

Agent Spotlight: Jason 🏚️➡️🏡

Some agents want move-in ready. Jason wants a project.
Jason loves being "down in the dumps" and breathing new life into old homes. Let him show you some hidden Dayton gems just waiting for your personal touches.
Peeling wallpaper? Weird 70s layout? He sees the "after" before you even finish the showing. If you've got vision (or just want someone who does), Jason's your guy for Dayton's best-kept fixer-upper secrets.

Let's go dig up some potential. 🔨
Jason McIntosh