Kings Mills, OH

Kings Mills (45034) Patio Homes:  The Villas on River's Edge Information

If you're looking for a Kings Mills patio home with ready access to Cincinnati, The Villas on River's Edge may be just the place for you!

The location is very convenient!  Just a little off I-71 Exit 25, you're within minutes of everything the Kings Mills/Mason area has to offer!  Plenty of entertainment choices (Kings Island and The Beach Waterpark are just around the corner), plenty of dining choices and shopping too.  And you're just a short drive from the country's largest YMCA: Lebanon's Countryside YMCA. 

 The Villas on River's Edge patio homes are on a cul de sac street just off Columbia Rd between Kings Mills Rd and SR 48.  The community is small, composed of 28 homes, primarily ranch design but 6 two stories.  Full basements are standard, a rarity for most patio home communities.

 On the map at the bottom, to find The Villas on River's Edge look for the blue balloon marker just off I-71.

There have been little turnover of The Villas on River's Edge patio homes in recent years.  Sales are typically below $200,000, well below typical patio home prices in the area.  With the low HOA fees taking care of lawn care (mowing, raking and snow), you're free to enjoy the low maintenance lifestyle! 

For more information on what a patio home is, please visit our post that explains PATIO HOMES.

For the latest information on patio homes that are available for sale in The Villas at River's Edge, please contact us and we'll be happy to provide you up to date MLS information!

Below is key information for The Villas at River's Edge patio home community.

Any questions, please don't hesitate to contact us!

Serving Warren County's patio home niche,

Liz and Bill aka BLiz

Has The Kings School District in Ohio Real Estate Market Recovered?

The first thing that comes to mind when you ask someone about the real estate market is probably not a positive thought. But is the perception true? Real estate is VERY locally driven and results vary tremendously, and while the following analysis covers an entire school district, results may vary community to community!

We've been analyzing the local Warren County markets and finding there's a mix of results. For instance, Mason is rapidly recovering. Lebanon is balanced and seems to be slightly improving. On the other hand, the Little Miami School District is suffering badly and continuing to drop value.

So how is the Kings Local School district performing? Kings Local School district cover primarily Kings Mill, South Lebanon, Landen, and portions of Deerfield Township and Union Township. We've pulled the data straight from the Cincinnati MLS for the Kings Local School District and there's no manipulation here, just straight numbers telling the story.

The first table is a year to year comparison, basic information as to how many homes sold, what the average price was, median price, and average days on market. We used 2005 as a baseline because it's well before things swept downwards in 2008/9.

So what does the year to year data comparison show us? Overall, when comparing the full year of 2010 to the full year of 2005, Average Prices were down 12% and Median Prices are UP 1%. Sales volume is down significantly. While losing 12% in value isn't a great thing, at least we're not losing tremendous percentages like some areas of the country.

But we're most of the way through 2011, so how about some more recent data?

Okay, to keep things apples to apples, let's compare the first SEVEN months of each year and what do you get??

Okay, mixed bag here! -14% vs -12% on the full year, but note the first seven months of 2005 actually had a better overall average sales price than the whole year of 2005. The 2011 average sales price is actually SLIGHTLY better than the end of 2010. How about Median Prices? Now here we're seeing a marked increase! From +1% to +5%. Now that's a pretty good swing in the right direction!

Let's take an even more recent segment, the last 7 weeks (August 1 - September 23, 2011) and what do we get? Average price is now $209381 on volume of 43 homes, median price is $180,000 and days on market averaging 69. This ISN'T a mixed bag! EVERY category of data shows movement in the recovering direction! Homes are selling for more & they're selling faster.

And there's a pretty wide variety of homes selling in the Kings Local School district. Prices ranged from $19,600 all the way to $668,217 in the last seven weeks of sales. There is something available for every price point in the school district.

So what's our interpretation of the data?

That Kings Local School District hit bottom in 2010 and is in full recovery mode. There's not sky high appreciation nor would we expect it, but values are UP, and continuing to move UP!

Kings Local School District continues to be a great place to live! The school district situation is stable and has an outstanding reputation. There's no arguments over tax levies. The area has great access to jobs, recreation and entertainment. Add easy access to I-71, SR48 and US 22/3 and you have easy commutes to manage.

If you're a buyer? You're already missed the low point and the longer you wait the more likely you'll pay higher. Interest rates are still phenomenal and you don't want to miss that opportunity.

If you're a seller? If you don't HAVE to sell, waiting for further recovery might still be in your best interest. While homes are recovering value, they're still down about 10% from 2005 and even more below the peak values of 2007/8. We're happy to meet with you and help you make your decision based on specific review of YOUR community vs. the overall school district. Just give us a call and we'll set a no hassle, no obligation appointment.

Serving Warren County's residential real estate needs,

Liz and Bill aka BLiz

New Quick Eating Options Now Open Near Kings Island

Maybe you've been watching the construction at the corner of Kings Mills Drive and Kings Island Drive like we did. We'd heard that a Chipotle was going into this new commerical building located at 2364 Kings Center Court in Mason (behind the Taco Bell and next to Powder Keg Harley Davidson).

First the Jimmy John's opened. Specializing in sandwiches & subs, they've got a nice variety of options for you as either a 8" sub sandwich or on thick sliced 7-grain bread. If the online system is up, you can order in advance & pick up. They also deliver to a limited service area, or there's a drive thru on the back side of the building! They're open daily 11 a.m. - 9 p.m. and extended closing May-August is midnight.

Next, in the middle the Dairy Queen opened up. Now you've probably seen and tried their food over the years, for us, we mainly go for the BLizzards. For some reason a great ice cream treat starting with BLiz just seems to attract us! You'll have to go in for service, and Sunday-Thursday they're open 11 a.m. - 9:30 p.m., and Friday & Saturday they close at 11 p.m.

And Labor Day weekend, the Chipotle opened! Burritos, salad bowls, & tacos are their specialty. Now if you've been to a Chipotle before, you know the lines can get long but typically move fairly quickly, however we'd recommend going online and placing your order. Just walk in, go straight to the cash register, pay the bill and you're on your way! They're open daily 11 a.m. - 10 p.m. And fyi, unlike most places that claim the salsa is hot, but has no zing at all? Chipotle's hot actually leaves some tingle. It's not dragon fire by any means, but at least it's not totally tame.

By the way, there isn't a HUGE indoor eating area for any of the three, so we expect the places will be packed during Kings Island's peak summer operating times. We're happy to have a few new choices within a short drive of our home!

Serving Warren County's residential real estate needs,

Liz and Bill aka BLiz

P.S. Looking to buy or sell a Warren County area home? We'd be happy to help! Just give The Liz Spear Team of RE/MAX Elite a call!