Real Estate FAQs for Springfield, Dayton, Columbus, and Central Ohio

Get pre-approved with a lender who will review your income, credit score, and assets. Then connect with Amanda for a free buyer consultation where she explains market conditions in your target area, sets realistic expectations on timeline and competition, and creates a home search strategy built around your specific goals. The entire process from first conversation to closing typically takes 45 to 90 days in Ohio's current market.

Median home prices vary significantly across Amanda's service area. Springfield runs $165,000 to $185,000. Dayton metro ranges from $180,000 to $250,000 depending on community. Fairborn and Xenia run $150,000 to $300,000. Beavercreek ranges from $250,000 to $450,000+. Columbus suburbs range from $225,000 to $400,000+. New Carlisle and Enon run $200,000 to $350,000. Ohio is dramatically more affordable than coastal markets and the Midwest average.

Once you are under contract, the standard Ohio timeline is 30 to 45 days for inspection, appraisal, and financing. Military buyers using VA loans may need 45 to 60 days. Cash buyers can close in 10 to 14 days. Amanda coordinates all parties and keeps your transaction moving on schedule.

You are not legally required to use an agent, but it is strongly in your interest to do so. Buyer representation typically costs you nothing since the seller pays the agent commissions. An experienced agent like Amanda provides market analysis so you do not overpay, negotiates on your behalf, identifies contract red flags, coordinates inspections, and manages the dozens of details between contract and closing. Her appraisal management background means she evaluates homes with a level of pricing accuracy most agents cannot offer.

Minimum scores vary by loan type. Conventional loans typically require 620+, with better rates above 740. FHA loans allow scores as low as 580 with 3.5% down, or 500 with 10% down. VA loans have no official minimum but most lenders look for 580 to 620. USDA loans (available in rural Ohio areas including parts of the Springfield corridor) typically require 640+. Amanda connects buyers with lenders who can advise on your specific situation and help you optimize your score before applying if needed.

She conducts live video home tours, sends neighborhood drive-through videos, provides detailed community information packets, and coordinates remote offers, inspections, and closings. Many of her relocation clients find and close on their Ohio home without visiting until the final walkthrough. Her eXp Realty network also means she can coordinate your departure-city home sale simultaneously. Learn more about Amanda's relocation services.

Earnest money is a good-faith deposit submitted with your offer to show the seller you are serious. In Ohio, typical earnest money is 1 to 3 percent of the purchase price. On a $200,000 home that is $2,000 to $6,000. The funds are held in escrow and applied to your down payment or closing costs at closing. If the seller accepts your offer and you back out for reasons not covered by your contract contingencies, you risk losing the earnest money. Amanda advises on appropriate earnest money amounts for each specific market and situation.

The three most important contingencies are inspection (allowing you to negotiate repairs or exit if major issues are found), financing (protecting you if your loan does not close), and appraisal (protecting you if the home does not appraise at the purchase price). In competitive markets, some buyers waive contingencies to strengthen offers. Amanda advises on which contingencies to include or negotiate based on current market conditions in your specific target area, your financial strength, and the property's condition.

Amanda spent 13+ years in residential appraisal management before becoming an agent. This means she evaluates homes using the same methodology used in professional appraisal management. She identifies structural concerns, construction quality issues, and pricing red flags during tours that most agents miss entirely. She knows what appraisers scrutinize, which prevents low appraisal surprises that can kill deals. She analyzes comparable sales accurately so you never overpay in a market you may not know well. This is especially valuable for buyers relocating from out of state and for new construction purchases where quality control matters.

Ohio closings typically take place at a title company and last 60 to 90 minutes. You will review and sign the deed, mortgage, promissory note, and disclosure documents. You will need to bring a government-issued photo ID and certified funds or wire the closing costs in advance. Amanda prepares you for every document you will sign and walks through your final numbers in advance so there are no surprises at the table. After signing, the title company records the deed and you receive your keys.

Spring typically brings the highest prices and most buyers across all Ohio markets. However, low inventory creates strong seller opportunities year-round in Springfield, Dayton, and Columbus. Amanda provides a custom market analysis showing your current value, projected appreciation, and the optimal timing strategy for your specific neighborhood and situation. She does not give you a generic answer. She runs the actual numbers for your home.

Accurate pricing requires analyzing recent comparable sales within a tight radius, current active competition, your home's specific condition and upgrades, and real-time days-on-market trends. Amanda's 13+ years in appraisal management gives her a pricing accuracy most agents cannot match. She provides a detailed CMA report, not an inflated number designed to win your listing. Strategic pricing at or just below market value generates multiple offers and drives the final price higher than overpricing ever achieves. Overpriced homes sit, go stale, and eventually sell for less than a well-priced home would have.

In Springfield, average days on market runs 30 to 40 days for properly priced homes. Dayton metro varies by community but well-priced homes in Beavercreek, Fairborn, and Huber Heights often receive offers within 7 to 14 days. Columbus suburbs in the $225,000 to $350,000 range move quickly due to high demand. Amanda uses a compressed launch strategy, releasing your listing with maximum exposure all at once to create urgency and competing offers, rather than trickling it out quietly.

Ohio sellers typically pay: real estate commissions (negotiable, paid from sale proceeds), owner's title insurance (varies by county), Ohio conveyance fee (typically $1 per $1,000 of sale price), prorated property taxes, HOA fees and transfer fees if applicable, and any agreed buyer concessions. Total seller costs typically range from 6 to 9 percent of the sale price. Amanda provides a detailed net sheet before you list so you know exactly what you will walk away with before you make any decisions.

Fix safety issues and major mechanical problems first. Then focus on high-ROI cosmetic improvements: fresh neutral paint, updated light fixtures, clean landscaping, and deep cleaning. Skip expensive renovations like kitchen remodels or bathroom additions. You rarely recoup the full cost in an Ohio-priced market. Amanda provides a pre-listing walkthrough identifying exactly what to fix, what to skip, and what staging adjustments will have the most impact on buyer perception and final price.

Yes. Staged homes sell faster and for more money in every price range. Amanda provides complimentary staging consultation with every listing, covering furniture arrangement, decluttering, depersonalizing, and lighting. For vacant homes or properties needing more significant staging, she coordinates professional stagers. At minimum, decluttering, removing personal photos, and ensuring every room has a clear purpose makes a measurable difference in how buyers perceive your home's value.

Red flags include: inflated listing price estimates to win your business (ask for the data behind their number), vague marketing plans without specifics, no recent local sales data from your neighborhood, pressure to sign immediately, and reluctance to share references from recent sellers. Quality agents provide detailed CMAs, specific marketing strategies, professional photography plans, and transparent communication about realistic expectations from day one.

A CMA is a detailed analysis of recent comparable home sales in your neighborhood used to determine the right listing price for your home. Amanda's CMA goes beyond simple square footage comparisons. Her appraisal management background means she adjusts for lot size, condition, upgrades, location within the neighborhood, and current buyer demand. You receive a clear pricing recommendation backed by real data, not guesswork. Request a free CMA from Amanda.

Yes. The vast majority of home sales involve sellers who still have a mortgage. Your existing mortgage is paid off at closing from the sale proceeds. If you owe more than the home is worth (underwater), a short sale may be an option, which requires lender approval. Amanda will calculate your estimated net proceeds from sale before you list so you understand exactly what you will walk away with after paying off your mortgage and all closing costs.

Selling first is usually the safer financial strategy. It eliminates carrying two mortgages, gives you a firm budget for your next purchase, and makes your offer stronger since you are not contingent on selling. The tradeoff is that you may need temporary housing between transactions. Amanda negotiates extended closing periods or rent-back agreements that give you time to find your next home after your sale closes. For buyers who must purchase before selling, bridge financing options are available. Amanda helps you evaluate which strategy makes sense for your equity position and timeline.

The builder's on-site sales agent represents the builder, not you. They cannot negotiate against their employer or advise you on what to flag in the contract. Amanda represents you exclusively, negotiates incentives, reviews contracts for unfavorable terms, coordinates three-phase inspections during construction, and ensures you do not overpay in a market driven by builder pricing power. Learn more about Amanda's new construction expertise.

Amanda currently works with buyers in active communities across central and southwest Ohio including: Springfield area -- DR Horton Reserve at Honey Creek (New Carlisle) and Sycamore Ridge; Dayton corridor -- DR Horton Canal Heights (Huber Heights, $340K to $489K), Fischer Homes Amberwood (Beavercreek, golf course community), Ryan Homes Nathanials Grove Estates (Beavercreek, 5 min to WPAFB), Carriage Trails (Tipp City, multiple builders); Xenia area -- DR Horton Grandstone Trace; Columbus corridor -- Arbor Homes Monroe Meadows (New Carlisle, from $248,990), Fischer Homes and Arbor Homes at Melody Parks (Springfield, 1,200+ unit master-planned community). Amanda is DR Horton's 2025 Top Performing Agent Partner.

Common negotiable incentives include: interest rate buydowns (permanently reducing your mortgage rate), closing cost credits, free upgrade packages, extended warranties, and appliance packages. With DR Horton, Amanda has secured incentive packages worth $15,000 to $25,000 for buyers. The key is timing. Builders are most motivated to offer concessions at end of quarter, when inventory is aging, or when they need to hit sales targets. Amanda knows when to push and what to ask for.

Worth it: Structural upgrades you cannot add later -- extra electrical circuits and outlets, upgraded HVAC capacity, enhanced insulation, a third-car garage, extended patios, and preferred lot selection. These are permanent and expensive to modify. Skip the builder markup on: flooring, lighting fixtures, cabinet hardware, paint colors, and countertop upgrades. Builders charge 40 to 60 percent markups on these. You can upgrade them yourself after closing for significantly less. Amanda provides a detailed upgrade analysis during consultation for every community.

Amanda coordinates a three-phase independent inspection strategy: framing inspection after framing is complete and before insulation is installed, pre-drywall inspection to verify electrical, plumbing, and HVAC rough-in before walls close, and final inspection before closing. This approach has identified $5,000 to $20,000 in issues at DR Horton, Fischer, Arbor, and Ryan properties that builders then corrected before closing. The inspections cost $300 to $600 each and are worth every dollar.

Typical construction in Ohio runs 4 to 7 months from contract signing to closing, depending on floor plan, customization level, weather, and the builder's current production volume. DR Horton's current average across Ohio communities runs 5 to 6 months. Amanda monitors your build weekly, alerts you to delays immediately, and holds builders accountable to contracted completion dates. She also tracks your selection deadlines so you never miss a cutoff for structural or finish choices.

Common issues Amanda's inspections have identified include: HVAC sizing inadequate for the home's square footage, exterior grading that directs water toward the foundation rather than away from it, window installation gaps allowing air infiltration, drywall finish inconsistencies, and foundation settling causing hairline cracks in early years. None of these are unique to DR Horton. All production builders have similar patterns. The three-phase inspection strategy catches these before closing so the builder corrects them at their expense.

In many Ohio markets, yes -- particularly when you account for builder incentives. When builders offer interest rate buydowns of 1 to 2 percent, a new construction home can have a lower monthly payment than a resale home at a lower price. You also avoid immediate repair and maintenance costs, benefit from warranty coverage, and receive modern energy-efficient systems. Amanda runs a side-by-side monthly cost comparison for every new construction buyer, factoring in incentives, so you can make a truly informed decision between new and resale.

Budget for: landscaping ($3,000 to $8,000 if not included), window treatments ($1,500 to $4,000), appliances if not included in your package, HOA fees (vary by community), property taxes based on completed assessed value (often higher than the partially-built value during construction), and utility connection fees. Amanda provides a complete estimated cost breakdown during your consultation so your total budget is accurate before you sign a contract.

Review your purchase contract's delay clause carefully before signing. Some builders provide compensation or rate lock extensions for delays. Others do not. Amanda negotiates delay protection language upfront where possible, including provisions for rental assistance if you have already vacated your current home. When delays occur, she documents everything in writing, maintains weekly communication with the builder's construction superintendent, and escalates to regional management if timelines become unreasonable.

Submit warranty requests through the builder's online portal (DR Horton, Arbor, Fischer, and Ryan all have dedicated warranty portals) with photos, dates, and detailed descriptions of each issue. Document every communication. If you receive no response within the stated timeframe, escalate in writing to the construction superintendent, then to regional customer service. Amanda provides warranty navigation support after closing, helps draft escalation letters when needed, and leverages her builder relationships to accelerate resolution of legitimate issues.

A spec home (speculative build) is a home the builder started or completed without a specific buyer under contract. You can often close faster (30 to 90 days) but have limited ability to customize selections. Builders are often willing to offer stronger incentives on spec inventory to move it quickly. A to-be-built home means you sign a contract before construction begins and make your own selections. You have more customization options but wait 4 to 7 months. Amanda advises on which option makes more sense based on your timeline, preferences, and current available inventory at each community.

Median home prices run $165,000 to $185,000 with average days on market of 30 to 40 days for well-priced homes. The city sits 30 minutes from Dayton and 45 minutes from Columbus, giving residents access to both major employment corridors at a fraction of the housing cost. Major employers include Topre America, Rittal, Navistar, Springfield Regional Medical Center, Wittenberg University, and Clark State College. The Melody Parks master-planned development is adding 1,200+ new units alongside retail on the east side. Amanda was featured in The New York Times for her advocacy work welcoming relocating families to Springfield.

The Dayton metro is a strong seller's market with 800,000+ residents and median home prices ranging from $180,000 to $250,000 depending on community. Dayton's cost of living runs 29 percent below the national average, making it one of the best quality-of-life values in the Midwest. Wright-Patterson AFB is the largest single-site employer in Ohio with 30,000+ personnel. Other major employers include Premier Health, Kettering Health, University of Dayton, LexisNexis, and dozens of aerospace contractors. Beavercreek and Kettering command premium prices. Fairborn, Xenia, and Huber Heights offer strong value. Amanda serves all Dayton metro communities.

Columbus is Ohio's capital and fastest-growing major city with 2.1 million+ metro residents. Median home prices range from $225,000 to $400,000 across the metro, with popular suburbs like Dublin, Worthington, New Albany, and Upper Arlington commanding higher prices. Columbus consistently ranks among the top Midwest metros for job growth and quality of life. Major employers include Ohio State University, JPMorgan Chase, Nationwide Insurance, Cardinal Health, and a rapidly growing technology sector. Amanda serves the Columbus metro and surrounding Union and Madison Counties including Marysville and London.

Fairborn is an excellent value market, particularly for military families at WPAFB. It is the closest community to Wright-Patterson at 5 to 12 minutes to the main gate, and it is the most budget-friendly community in the Dayton corridor at $150,000 to $280,000. Strong military community presence, proximity to both Dayton and Wright State University, and consistent demand from WPAFB personnel make it a stable market. New construction options are limited in Fairborn proper but active in nearby communities. Amanda knows this market in depth from years of working with WPAFB families.

Beavercreek is one of the most desirable communities in the Dayton metro, consistently attracting families for its newer housing stock, strong school district, and 10 to 18 minute commute to WPAFB. Prices range from $250,000 to $450,000+. Active new construction includes Fischer Homes Amberwood (golf course community) and Ryan Homes Nathanials Grove Estates (5 minutes to WPAFB gate). The community draws a mix of military officers, aerospace professionals, and established families. Demand consistently outpaces supply in Beavercreek, making it a competitive buyer's market where proper offer strategy matters.

Xenia (Greene County seat) offers larger lots at lower prices than Beavercreek, with homes running $175,000 to $300,000. It is 15 to 22 minutes from WPAFB and has a quieter community feel. DR Horton's Grandstone Trace is the primary active new construction community. Huber Heights (Montgomery County) is an established suburb with diverse housing at $180,000 to $350,000, strong military community presence, and 18 to 25 minutes from WPAFB. DR Horton Canal Heights offers new construction in the $340,000 to $489,000 range. Both markets offer strong value compared to Beavercreek pricing.

New Carlisle is a small city in Clark County with strong growth driven by new construction investment. DR Horton's Reserve at Honey Creek is Amanda's primary active community there, with homes from the high $260s to $300s+. Arbor Homes Monroe Meadows offers townhomes and single-family homes from $248,990. The community sits between Springfield and Dayton, giving residents reasonable commute options to both employment corridors. Resale pricing runs $200,000 to $320,000. Amanda is intimately familiar with New Carlisle as her core market and DR Horton's top partner there.

For the absolute best dollar value, Springfield and New Carlisle offer the most home per dollar in the region. For the best value near WPAFB, Fairborn and Xenia offer the strongest BAH-to-mortgage ratio for military families. For the best long-term investment profile with strong appreciation history, Beavercreek and Fairborn near WPAFB and Columbus suburbs in the $250,000 to $325,000 range have shown the most consistent demand. Amanda will run a side-by-side market comparison tailored to your employment location, budget, and lifestyle priorities.

On-base housing was privatized through Miller-Valentine Residential (937-253-6009), which manages a waitlist for a limited number of units primarily for unaccompanied junior enlisted. The WPAFB Housing Management Office can be reached at (937) 257-6547. This means finding quality off-base housing in Fairborn, Beavercreek, Xenia, Huber Heights, or Springfield is not optional. It is required. Amanda specializes in helping WPAFB families navigate this reality efficiently, even on tight PCS timelines. See Amanda's full WPAFB relocation guide.

WPAFB uses the Dayton, OH Military Housing Area for BAH. Approximate 2026 rates with dependents (up 6% from 2025): E-4 ~$1,533/month, E-5 ~$1,650/month, E-6 ~$1,851/month, O-3 ~$1,938 to $2,037/month, O-4 / O-5 ~$2,100 to $2,397/month. The Dayton market has one of the strongest BAH-to-housing-cost ratios of any military installation in the country. Most E-5 and above families with dependents can purchase a quality home at zero down using a VA loan with a monthly payment inside their BAH. Always verify your exact rate at militarypay.defense.gov.

The top communities by commute time: Fairborn (5 to 12 min, $150K to $280K, budget-friendly, strong military community), Beavercreek (10 to 18 min, $250K to $450K+, newer homes, top school district), Xenia (15 to 22 min, $175K to $300K, larger lots, quieter feel), Huber Heights (18 to 25 min, $180K to $350K, diverse established community), Springfield (25 to 30 min, $140K to $280K, maximum home per dollar), Centerville / Kettering (20 to 30 min, $220K to $400K+, popular with O-4 and above). Amanda helps WPAFB families match the right community to their pay grade, lifestyle, and family priorities.

A VA loan is a mortgage benefit available to active duty service members, veterans, and surviving spouses. Key advantages: zero down payment required, no private mortgage insurance (PMI), competitive interest rates, and the seller can contribute to closing costs. In the Dayton market, VA loans are extremely common and well-understood by lenders, sellers, and agents. For most WPAFB military families, BAH comfortably covers the monthly payment on a quality home purchased with a VA loan and zero down. Amanda works exclusively with VA-experienced lenders who understand military closing timelines and PCS urgency.

Amanda's WPAFB PCS process: First contact as soon as you know Dayton is your next assignment. Virtual tours begin immediately via live video call. She explains BAH by pay grade, VA loan process, and community options. Once you are within 60 days of reporting, you move to active offer mode. Most WPAFB families can close within 30 to 45 days using a VA loan with an experienced lender. Amanda has coordinated WPAFB purchases from initial contact to keys in 3 to 4 weeks for urgent situations. See the full WPAFB relocation guide.

In the Dayton market, buying almost always makes more financial sense than renting for military families who anticipate staying 2 or more years. Monthly mortgage payments on a VA loan purchase are frequently equal to or lower than comparable rental rates, and you build equity instead of paying a landlord. Springfield and Fairborn in particular offer purchase prices low enough that even a 2-year assignment can result in a positive financial outcome. Amanda provides a buy-versus-rent analysis based on your specific pay grade, expected tour length, and target community.

Yes. As an eXp Realty agent, Amanda has access to a nationwide network of 83,000+ agents. She connects you with a trusted agent in your departure city to coordinate your home sale while she handles your WPAFB-area purchase simultaneously. Both timelines are aligned so closings occur within days of each other, eliminating the period of carrying two mortgages or being stuck in temporary housing between transactions. This is one of the most underappreciated services Amanda provides for PCS families.

Active new construction communities within reasonable WPAFB commute distance: Fischer Homes Amberwood (Beavercreek, new phase open, golf course, 10 to 18 min to gate), Ryan Homes Nathanials Grove Estates (Beavercreek, 5 min to WPAFB), DR Horton Canal Heights (Huber Heights, $340K to $489K, 18 to 25 min), DR Horton Grandstone Trace (Xenia, 15 to 22 min), DR Horton Reserve at Honey Creek (New Carlisle / Springfield, 25 to 30 min, strongest dollar value). Amanda's DR Horton partnership means priority access and maximum builder incentives for military buyers.

Yes, with the right financing. Non-US citizens and permanent residents can purchase homes in Ohio using conventional loans, though VA loans require citizenship or qualifying immigration status. Amanda has extensive experience working with international families and families from diverse cultural backgrounds relocating to the Springfield and Dayton area. She was featured in The New York Times for her advocacy and welcoming work with international families in Ohio. Her team member Sadrac Delva is fluent in English, French, and Haitian Creole and provides direct support for Haitian-American families navigating American real estate for the first time.

SRES training covers the financial, legal, and emotional aspects of selling a longtime family home, transitioning to smaller housing, understanding reverse mortgages, and coordinating estate-related transactions. Amanda combines this designation with her 13+ years of appraisal management expertise and a genuinely patient, unhurried approach to working with seniors and their adult children. She serves senior clients across all 10 Ohio counties in her service area. Learn more about Amanda's senior downsizing services.

The right time is a personal decision, but common triggers include: home maintenance becoming physically burdensome, stairs creating safety concerns, rooms you no longer use, utility and upkeep costs exceeding your comfort level, or a desire to free up equity for retirement. Spring offers the strongest selling conditions in most Ohio markets, but personal readiness matters more than timing. Amanda provides a financial analysis showing your projected net proceeds, monthly cost comparison between your current home and downsizing options, and helps you evaluate timing without pressure.

Amanda coordinates the full process, not just the real estate transaction. She works with professional organizers, estate sale companies, donation pickup services, and junk removal providers across her service area. The process is broken into manageable stages: room-by-room sorting, identification of valuable items, estate sale coordination for items with market value, donation arrangements, and final cleanout. She works at your pace, not a rushed timeline. Adult children are included at whatever level the client prefers, and Amanda communicates directly with family members who are helping coordinate from a distance.

Selling first is generally recommended to avoid carrying two mortgages and to know your exact budget for your next purchase. Amanda negotiates extended closing timelines of 60 to 90 days on your sale or rent-back agreements that allow you to remain in your home after closing while you find your next property. For clients who must purchase first, bridge loan options are available. Amanda creates a custom transition plan for each client based on their equity position, health situation, timeline, and family dynamics.

Amanda helps seniors and their families evaluate all options: downsized single-family homes (smaller footprint, owned, full independence), ranch-style new construction (single-level living, modern systems, low maintenance), condominiums and townhomes (reduced exterior maintenance, often in walkable locations), 55+ active adult communities (age-restricted amenities and social environment), independent living communities (services available, social programming), and moving closer to family including out-of-state transitions coordinated through Amanda's eXp Realty network. She does not push any single option. She helps you understand the financial and lifestyle trade-offs of each.

Amanda is experienced at working with multi-generational decision making. She can communicate with adult children who are managing the process from a distance via phone, text, video call, or email, whichever the family prefers. She provides the same information to all involved parties simultaneously to prevent miscommunication. She is patient with family disagreements and decision delays. Her goal is that both the senior client and their adult children feel informed, respected, and confident throughout the process. She will never pressure a timeline that does not serve the family's best interests.

Yes. Amanda has extensive experience with estate sales across Ohio. She works with the executor or personal representative to coordinate the listing, helps assess what preparation the property needs before going to market, coordinates estate sale companies for personal property, and manages all aspects of the real estate transaction on behalf of the estate. She understands the emotional weight of selling a family home and approaches these transactions with patience and genuine compassion. She can also connect you with estate attorneys and financial advisors if needed.

Unlike traditional brokerages, eXp has no physical office requirements. Agents work from anywhere, access training and broker support through a cloud-based platform (eXp World), and keep more of their commissions through an 80/20 split with a $16,000 annual cap. After capping, agents keep 100% of their commissions for the rest of their anniversary year. Zero desk fees. Zero franchise fees. $85/month for technology and brokerage access. See Amanda's full eXp information page.

eXp agents keep 80% of every commission until they have paid $16,000 in company dollar in their anniversary year. After that cap, they keep 100% of commissions for the remainder of the year. Fees include a one-time $149 startup fee, $85/month technology and brokerage access, $25 broker review fee per transaction, and $40 risk management fee per transaction (capped at $500/year). After capping, agents pay a $250 post-cap transaction fee that drops to $75 after $5,000 is paid. Zero desk fees. Zero franchise or royalty fees.

Revenue Share 2.0 (updated 2024) allows eXp agents to earn passive income when agents they sponsor into eXp close transactions. eXp shares up to 50% of its company dollar across a 7-tier sponsor network. Revenue share is paid from eXp's portion of the commission, never from the sponsored agent's commissions. Instant payout is now available for a small fee. Revenue share is completely optional. You can build a highly profitable transaction-based business at eXp without ever sponsoring another agent.

ICON status is earned by capping ($16,000) and then either closing 20 additional transactions or generating $500,000 in gross commission with at least 10 transactions. ICON agents earn up to $16,000 in eXp World Holdings stock annually: $8,000 production award (3-year vest), $4,000 cultural commitment award (1-year vest, requires mentoring or teaching at eXp University), and two $2,000 event attendance awards for the eXp Shareholder Summit and EXPCON. ICON status effectively returns an agent's entire annual cap as company equity.

Yes. Amanda sponsors agents across the United States. eXp is a cloud-based brokerage and geography does not limit the sponsorship or mentorship relationship. She conducts onboarding support, business development coaching, and ongoing mentorship via phone, video call, and text regardless of where you are licensed and working. She mentors agents from California to Florida and everywhere in between.

The eXp onboarding process takes 3 to 7 days from application submission to active status. You complete your join application, sign your Independent Contractor Agreement, and transfer your license through your state's licensing system. Your current broker must release your license. Amanda provides step-by-step guidance through every stage and coordinates directly with eXp's onboarding team to ensure a smooth transfer. Your MLS access typically resumes within 24 to 48 hours after your license transfer is complete.

Since July 1, 2025, eXp agents choose from three CRMs included in the $85/month fee: BoldTrail (AI-driven automation and IDX websites, best for lead generation), Lofty (advanced marketing automation and team workflows), or Cloze (relationship-based, ideal for referral-driven agents). Your selection is locked for 12 months after choosing, so Amanda helps new agents evaluate which system best fits their business model before they commit.

eXp is a publicly traded company on the NASDAQ (ticker: EXPI) with $4.8 billion in 2025 revenue, up 4% year over year, and $124.5 million in cash on hand at year end. It operates in 27 countries with 83,000+ agents and is the largest independent real estate brokerage in the world. It is not a startup and it is not a fad. Agent count stabilized in 2025 after industry-wide attrition. eXp outperformed NAR's overall agent attrition rates by 25% in 2025 by retaining its most productive agents.

Key communities include Springfield, New Carlisle, Enon, Dayton, Huber Heights, Fairborn, Beavercreek, Xenia, Centerville, Kettering, Columbus, Marysville, London, Troy, Sidney, and Urbana. She also coordinates out-of-state and international relocations to Ohio through the eXp Realty nationwide network. For areas outside her 10-county service area, she connects clients with trusted eXp agents in other Ohio markets.

Amanda holds an MBA in Applied Management, the SRES (Seniors Real Estate Specialist) designation from NAR, and the C2EX Commitment to Excellence endorsement. She is licensed in Ohio (#2021006208). Recent recognition includes: Ohio Realtors Presidents Sales Club 2024 and 2025, RateMyAgent Agent of the Year -- Champaign County 2026, RateMyAgent Top 5 Ranked #2 -- Clark County 2026, DR Horton 2025 Top Performing Agent Partner, and multiple FastExpert Five Star and Top Agent badges. She was also featured in The New York Times for her community advocacy work welcoming families to Springfield.

Yes. Amanda's team member Sadrac Delva (Ohio License #2024002127) is a licensed REALTOR fluent in English, French, and Haitian Creole. Sadrac works directly with the Haitian community in Springfield and Dayton, providing culturally competent guidance and full language support throughout the real estate process. The Move Smart With Amanda team is LGBTQIA-friendly and committed to welcoming and serving families from all backgrounds.

Amanda communicates through whatever channel works best for you: text, phone, email, or video call. She provides proactive updates so you are never left wondering what is happening next. During active transactions, you receive regular status updates and immediate notification of any developments requiring your attention or decision. Her response time goal is under 4 hours during business hours. For urgent situations, she is reachable by text 7 days a week. Many clients note that her communication style is one of the most consistent things mentioned in reviews.

Yes. First-time buyers are a significant part of Amanda's client base across all markets she serves. She provides extra education throughout the process, explaining every step before it happens, reviewing every document before you sign, and ensuring you understand exactly what you are agreeing to. She never makes first-time buyers feel like a burden for asking questions. Multiple Google reviews from first-time buyers specifically mention feeling educated, comfortable, and confident by the time they closed.

For buyers looking in areas outside Amanda's 10-county service area in Ohio, she connects them with vetted eXp Realty agents in those markets. Her eXp network of 83,000+ agents across 27 countries means she can facilitate referrals to trusted agents in any Ohio market as well as any other state. If you are relocating out of Ohio, she can coordinate your departure-side sale while connecting you with a strong agent in your destination market -- all through a single point of contact.

The easiest way is to text or call (317) 750-6316. Amanda responds quickly and the first conversation is always free, pressure-free, and genuinely useful. You can also email amullinsmba@gmail.com or use the contact form at movesmartwithamanda.com/contact. Whether you are buying, selling, downsizing, relocating, or exploring a career move to eXp, the first step is a simple conversation.

In the vast majority of transactions, yes. Buyer agent compensation is negotiated as part of the purchase transaction. In most Ohio home sales, the seller agrees to cover the buyer's agent compensation, meaning Amanda's services cost you nothing out of pocket. Following the 2024 NAR settlement, buyer representation agreements are now required before touring homes, and compensation terms are disclosed upfront. Amanda explains exactly how compensation works in your specific situation before you sign anything.