Frequently Asked Questions

Find answers to your Springfield, Dayton, and Columbus real estate questions. Move Smart with Amanda specializes in new construction, senior downsizing, and residential real estate with 13+ years of appraisal management expertise and DR Horton partnerships.

New Construction Questions

Why should I choose Move Smart with Amanda for new construction?

We're the Springfield Ohio New Construction Authority with exclusive DR Horton partnerships and 13+ years of appraisal management experience. We negotiate builder incentives, review contracts for red flags, monitor construction quality, and ensure you don't overpay. Our expertise has saved clients $10,000-$30,000 on new construction purchases.

Do I need a realtor when buying new construction in Springfield Ohio?

Yes. Builders represent their own interests, not yours. We negotiate incentives, review contracts for unfavorable terms, monitor construction quality, coordinate inspections, and ensure deadlines are met. Our services cost you nothing. The builder pays our commission. We typically save clients far more than the base price through expert negotiation.

Should I use my own agent or the builder's agent in Springfield?

Always use your own agent. The builder's agent works for the builder, not you. They cannot negotiate against their employer or advocate for your interests. We represent YOU exclusively, negotiate better terms, catch contract issues, and monitor construction quality. These are services the builder's agent legally cannot provide.

Is DR Horton a reliable builder or should I worry about quality issues?

DR Horton builds quality homes at competitive prices, but like all production builders, occasional issues occur. That is why we coordinate three inspections at framing, pre-drywall, and final walk-through. This catches problems before closing. My 13+ years in appraisal management means I identify structural concerns other agents miss. We have caught $5,000 to $20,000 in defects builders then fixed, protecting your investment completely.

How do you protect buyers from DR Horton construction defects?

We implement a three-phase inspection strategy: framing inspection verifies structural integrity, pre-drywall inspection catches electrical and plumbing issues, and final walk-through documents finish quality. Our appraisal background means we check foundation levelness, HVAC sizing, roof installation, and window installation. These are common DR Horton concern areas. We document everything photographically and require written correction commitments before closing.

What should I look for during DR Horton walk-throughs in Springfield?

Check foundation cracks wider than hairline, HVAC functionality in all rooms, window and door operation, electrical outlet placement and function, plumbing fixture leaks, drywall finish quality, and exterior grading for proper drainage. We provide detailed walk-through checklists and attend all inspections with you, ensuring nothing gets missed. Document issues immediately. Repairs after closing become your responsibility, not the builder's.

How do I get DR Horton to fix problems after closing in Springfield?

Submit warranty requests through DR Horton's online portal with photos, dates, and detailed descriptions. Document all communications. If unresponsive, escalate to the construction superintendent, then regional management. We provide warranty navigation support, help draft escalation letters, and leverage our builder relationships. Most issues resolve within the one-year warranty period if properly documented and persistently followed up.

What are common DR Horton construction issues in Springfield Ohio?

Common issues include HVAC sizing inadequate for square footage, foundation settling causing drywall cracks, exterior grading causing drainage problems, window installation allowing air infiltration, and finish quality inconsistencies. Our inspection process specifically targets these known concerns. We've identified these issues in pre-closing inspections, allowing builders to correct them before you take ownership, protecting your investment and avoiding post-purchase frustration.

What hidden costs should I expect with new construction in Springfield?

Expect landscaping ($3,000-$8,000), window treatments ($1,500-$4,000), appliances if not included, HOA fees, higher property taxes on completed value, and utility connection fees. We provide a complete cost breakdown during consultation so you can budget accurately and avoid surprises at closing.

What's included in the base price versus upgrades in Springfield Ohio?

Base price typically includes the home structure, standard finishes, basic appliances, and essential systems. Upgrades like premium countertops, flooring, lighting fixtures, and landscaping cost extra. We review your builder's standard features list and help you understand exactly what you're getting before you commit.

What builder incentives can I negotiate in Springfield Ohio?

We negotiate rate buydowns (reducing your interest rate permanently), closing cost credits, free upgrades, extended warranties, and appliance packages. With DR Horton, we have secured incentives worth $15,000 to $25,000. The key is timing. Incentives vary by market conditions, and we know when builders are most motivated to offer concessions.

Which upgrades are worth the money in new construction?

Invest in structural upgrades you cannot change later: additional electrical outlets, upgraded HVAC, enhanced insulation, and kitchen/bathroom layouts. Skip builder markups on flooring, lighting, and paint. These have 40% to 60% markups and you can upgrade later for less. We provide a detailed upgrade analysis during your consultation.

How long does it take to build a new construction home in Springfield Ohio?

Typical construction takes 4-7 months from contract signing to closing, depending on the floor plan, customization level, and weather conditions. DR Horton's current average is 5-6 months. We monitor your construction timeline weekly, alert you to delays immediately, and hold builders accountable to contracted completion dates.

When can I no longer make changes to my new construction home?

Change deadlines vary by builder and construction stage. Structural changes end before foundation is poured. Electrical and plumbing changes typically stop before drywall installation. Finish selections (colors, fixtures) often lock 30-60 days before completion. We track all your deadlines and ensure you make decisions before cutoff dates.

What happens if my new construction home in Springfield is delayed?

Review your contract's delay clause. Some builders offer compensation, while others do not. We negotiate delay protections upfront, including rental assistance if you have sold your current home. If delays occur, we document everything, communicate with the builder weekly, and ensure you have recourse if delays become unreasonable.

Should I get a home inspection on new construction in Springfield Ohio?

Absolutely yes. New construction defects are common. Foundation issues, HVAC problems, electrical errors, and plumbing mistakes happen regularly. We coordinate inspections at framing, pre-drywall, and final stages. These inspections have identified $5,000 to $20,000 in issues builders then fixed before closing, protecting your investment.

How do I research a builder's reputation in Springfield Ohio?

We provide comprehensive builder comparisons including warranty details, construction quality reviews, customer satisfaction ratings, and local complaint history. We've personally toured hundreds of DR Horton, Arbor Homes, and Fischer Homes properties. We'll share exactly what to look for during model tours and which builders deliver the best value.

Will using my own realtor cost me more for new construction?

No. The builder pays our commission from their marketing budget. It does not increase your home price. Whether you use an agent or not, that commission budget exists. Using us ensures that money works for YOU through negotiated incentives, not just the builder's profit margin.

How much will my monthly payment be on new construction in Springfield?

Monthly payments depend on purchase price, down payment, interest rate, property taxes, insurance, and HOA fees. We provide a complete payment calculator during consultation. With current builder rate buydowns, we are securing payments $200 to $400 lower than standard market rates. This makes new construction surprisingly affordable.

Is new construction or resale more affordable in Springfield Ohio?

New construction often costs less monthly than resale when you factor in builder incentives, lower interest rates through buydowns, no immediate repairs, lower utility bills, and warranty coverage. We'll compare both options for your budget and show you the true cost difference including all factors.

Selling Your Home Questions

Should I sell my Springfield home now or wait?

The right time depends on your equity position, market conditions, and your next move. Spring typically brings highest prices, but low inventory creates opportunities year-round. We provide a custom market analysis showing your current value, projected appreciation, and optimal timing strategy for your specific situation.

Who is the best realtor to sell a home in Springfield Ohio?

Move Smart with Amanda combines 13+ years of appraisal management expertise with aggressive marketing strategies and proven negotiation skills. We specialize in compressed showing schedules, strategic pricing, and maximizing net proceeds. Our sellers receive detailed market analysis, professional staging consultation, and comprehensive support throughout the process.

Is it worth paying a realtor to sell my home in Springfield?

Yes. Agents net sellers 18% to 20% more than FSBO sales according to NAR data. We handle pricing strategy, professional marketing, buyer qualification, negotiation, contract compliance, and closing coordination. Our commission is performance-based. We only get paid when you successfully close, and we typically deliver far more value than our cost.

What should I fix before selling my home in Springfield Ohio?

Fix safety issues, major mechanical problems, and obvious cosmetic defects. Focus on ROI repairs: fresh paint, updated fixtures, landscaping curb appeal, and deep cleaning. Skip expensive renovations. You rarely recoup the cost. We provide a detailed pre-listing inspection and repair priority guide showing exactly what to fix and what to skip.

How do I price my home to sell in Springfield Ohio?

Pricing requires analyzing recent comparable sales, current market conditions, your home's condition, and days on market trends. We use our appraisal management background to provide accurate CMA reports, not inflated listing prices. Strategic pricing generates multiple offers and drives final price higher than overpricing ever achieves.

How long does it take to sell a home in Springfield Ohio?

Average market time is 30 to 60 days, but properly priced homes in good condition often receive offers within 7 to 14 days. We use compressed showing schedules, launching with maximum exposure to create urgency and multiple offers. This strategy typically results in above-asking prices and faster closings.

What closing costs do sellers pay in Springfield Ohio?

Sellers typically pay realtor commissions (5-6%), title insurance, transfer taxes, prorated property taxes, HOA fees, and any agreed buyer concessions. Total closing costs average 7-10% of sale price. We provide a detailed net sheet before listing showing your exact proceeds after all costs.

Should I stage my home before selling in Springfield Ohio?

Staged homes sell 73% faster and for 5% to 15% more according to NAR. We provide complimentary staging consultation, furniture arrangement guidance, and professional photography. For vacant homes or major staging needs, we coordinate professional stagers. Even minor staging like decluttering, depersonalizing, and neutral paint significantly impacts buyer perception.

Will I regret selling my Springfield home with my low mortgage rate?

We provide complete financial analysis comparing your current payment to new payment options, including builder rate buydowns and assumable loans. Many sellers discover builder incentives reduce new payments to comparable levels. We will calculate the real math for your situation, not emotional guessing, so you can make an informed decision.

What are the biggest red flags when interviewing listing agents?

Red flags include inflated listing price estimates (to win your business), vague marketing plans, no recent sales data, pressure tactics, no staging guidance, and reluctance to provide seller references. Quality agents provide detailed CMAs, specific marketing strategies, recent comparable sales, and transparent communication about realistic expectations.

Senior Downsizing Questions

Why should I choose Amanda Mullins for senior downsizing?

We hold SRES (Seniors Real Estate Specialist) certification and provide compassionate, patient guidance through the emotional downsizing process. We coordinate estate sales, donate items, arrange moving services, and handle every detail from listing to closing. As Rev. Mandy Carter, we also offer home blessing services for peaceful transitions.

When is the right time to downsize in Springfield Ohio?

The right time is when home maintenance becomes burdensome, stairs create safety concerns, you want lower expenses, or you're ready to simplify. Spring offers best selling conditions, but your personal readiness matters most. We provide financial analysis showing cost savings and help you evaluate timing based on your circumstances.

How do I downsize without feeling overwhelmed in Springfield Ohio?

We break the process into manageable steps: room-by-room sorting, estate sale coordination, donation pickups, and moving logistics. We recommend professional organizers, coordinate cleanouts, and provide timeline guidance. Our SRES training means we understand the emotional aspects and work at your comfortable pace.

Should I sell before or after buying a smaller home in Springfield?

Ideally sell first to avoid carrying two mortgages and to know your exact budget. We negotiate extended closing periods (60-90 days) or rent-back agreements giving you time to find your next home. Bridge loans are available if needed. We'll create a custom transition strategy minimizing stress and financial risk.

How do I sell a home full of 30+ years of belongings?

We coordinate estate sale companies, arrange donation pickups for charities, recommend junk removal services, and help you identify valuable items. We can also facilitate family distribution of heirlooms. Our goal is making this process as stress-free as possible while maximizing value from items you no longer need.

Home Buying & Relocation Questions

How do I get pre-approved for a mortgage in Springfield Ohio?

Contact a mortgage lender with your income documentation, credit history, employment verification, and asset statements. Pre-approval typically takes 24-48 hours. We provide trusted lender referrals who specialize in competitive rates and smooth closings. Pre-approval strengthens your offer and shows sellers you're a serious buyer.

How much house can I afford in Springfield Ohio?

Lenders typically approve 28-36% of gross monthly income for housing costs. We provide detailed affordability calculators including property taxes, insurance, HOA fees, and utilities. With builder rate buydowns and incentives, you may afford more new construction than resale. We'll calculate your real purchasing power including all factors.

Why should I choose Amanda Mullins for relocation to Springfield?

We provide comprehensive relocation support including neighborhood tours, school information, employer connections, and community resources. Featured in The New York Times for helping families relocate to Springfield, we understand the unique opportunities this market offers. We make your transition smooth and help you feel at home immediately.

What should I know before relocating to Springfield Ohio?

Springfield offers affordable housing, growing job opportunities, excellent schools, and strong community values. Cost of living is 20-30% below national average. We're experiencing growth from new employers and infrastructure investment. We provide detailed neighborhood guides, school ratings, employer information, and community resources to help you make informed decisions.

What are the best neighborhoods in Springfield Ohio?

Top neighborhoods include Fountain Park for historic homes, new construction developments in northeast Springfield for modern amenities, and south Springfield for affordable family homes. Each area offers different advantages including schools, commute times, home styles, and price points. We provide detailed neighborhood comparisons based on your priorities and budget.

eXp Realty & Agent Services Questions

Should I join eXp Realty in Springfield Ohio?

eXp offers industry-leading commission splits (80/20 until $16,000 cap), equity ownership opportunities, revenue share potential, and comprehensive virtual training. If you value entrepreneurial freedom, wealth-building through stock ownership, and unlimited income potential without traditional brokerage overhead, eXp provides unmatched advantages. We'll analyze your current situation and show you exactly how eXp's model benefits your specific goals.

Can Amanda Mullins be my eXp sponsor in Ohio?

Yes! I sponsor agents throughout Ohio and provide comprehensive eXp onboarding support, including license transfer guidance, commission structure explanations, and business development coaching. As an established eXp agent, I help you navigate the virtual brokerage model, connect with local resources, and build sustainable income through both transactions and revenue share opportunities.

How do I transfer my license to eXp Realty in Ohio?

Submit your eXp join application at join.exprealty.com, complete your Independent Contractor Agreement, and request license transfer through Ohio's eLicense system. Your current broker must release your license. The eXp state broker team guides you through Ohio-specific requirements. The entire process takes 3-7 days. We provide step-by-step support ensuring smooth, error-free onboarding.

What is the eXp commission split and cap?

eXp offers 80/20 commission split (you keep 80%, eXp keeps 20%) until you pay $16,000 to the company annually. After capping, you keep 100% of commissions. No desk fees, franchise fees, or hidden costs. Transaction fees apply ($85 per transaction). This structure means higher take-home income compared to traditional brokerages charging 30-50% splits without caps.

What is eXp revenue share and how does it work?

Revenue share allows you to earn passive income from agents you attract to eXp. When your sponsored agents close transactions, you receive a percentage of eXp's company dollar (the 20% they pay eXp). You can earn revenue share seven levels deep, creating residual income streams. This transforms real estate from transactional to building a lasting business asset.

Does eXp provide training for new agents in Ohio?

Yes. eXp offers FastStart training for new licensees, 50+ hours of weekly live training, new agent masterminds, and local mentor pairing. All new agents receive mentor support through their first three transactions. Training covers lead generation, contract writing, negotiation, marketing, and technology systems. eXp's virtual platform provides 24/7 access to resources, training replays, and expert support.

Can I bring my current listings when I join eXp?

Yes, with proper coordination. Establish a referral agreement with your current brokerage equal to your existing commission split. Your current broker must release your listings. Transfer listings to eXp through the agreement, allowing you to complete transactions under eXp. We guide you through the process, ensuring compliant transfers without losing commissions or client relationships.

How long does the eXp onboarding process take?

The complete eXp onboarding process takes 3-7 days from application submission to active status. You'll complete your join application, sign your Independent Contractor Agreement, transfer your license through your state's system, and activate your eXp Passport account. We expedite the process by providing accurate documentation upfront and coordinating directly with eXp's onboarding team.

What makes eXp different from traditional brokerages?

eXp operates virtually with no physical office overhead, passing savings to agents through higher splits and stock ownership. You are not just an agent. You are a shareholder in a publicly-traded company (NASDAQ: EXPI). Revenue share creates passive income potential. Commission cap ensures you keep more money. Cloud-based technology provides flexibility and lower costs. It is entrepreneurship, not employment.

Does eXp offer mentoring for agents transitioning from other brokerages?

Yes. eXp pairs all new agents with certified local mentors who guide you through your first three transactions. As your sponsor, I provide additional business development coaching, helping you navigate eXp's virtual systems, optimize your commission structure, understand revenue share opportunities, and build long-term wealth. You are never alone. eXp's collaborative culture means support is always available.

Working with Amanda Questions

Why should I choose Amanda Mullins over other Springfield realtors?

My 13+ years in residential appraisal management provides unique expertise other agents lack. I identify value opportunities, construction quality issues, and pricing accuracy that typical agents miss. Combined with SRES certification, DR Horton partnerships, and Featured in The New York Times recognition for Springfield advocacy, I deliver comprehensive service. I treat every transaction with MBA-level strategic thinking and genuine care.

What makes Move Smart with Amanda different from other real estate teams?

We combine appraisal expertise with full-service real estate, providing accurate valuations, construction quality assessments, and strategic pricing. Our team includes bilingual support (English, French, Haitian Creole) and specialized services for new construction, senior transitions, and relocation. We are not just transaction coordinators. We are strategic advisors invested in your long-term success and financial well-being.

How does your appraisal background help me as a buyer?

My appraisal background means I identify structural concerns, construction quality issues, and valuation red flags during property tours. I know what appraisers scrutinize, preventing low appraisals that kill transactions. I evaluate comparable sales accurately, ensuring you don't overpay. For new construction, I verify builders use appropriate materials and techniques. This expertise has saved clients thousands by avoiding problematic properties.

Do you work with buyers relocating to Springfield from other states?

Absolutely. Featured in The New York Times for helping families relocate to Springfield, we specialize in out-of-state transitions. We provide virtual tours, neighborhood video walkthroughs, school district comparisons, employer information, and community resource guides. We coordinate inspections, appraisals, and closings remotely, making long-distance home buying seamless. You'll feel confident and informed throughout the process.

What is your approach to client communication and support?

We provide proactive communication through your preferred method (text, email, or phone) with response times under four hours during business days. You receive weekly updates during active transactions, detailed market analyses, and strategic guidance at every decision point. Our MBA-trained approach means clear explanations, transparent processes, and strategic thinking. You are never left wondering what is happening or what comes next.