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Richfield and Richfield Township Ohio in northern Summit County Ohio is many things: suburban, rural, historic, as well as newer luxury homes.
Located just below/south of the Cuyahoga County line (the county which surrounds Greater Cleveland), Richfield is both easy commuting to both downtown Cleveland as well as Akron via Interstate 77.
From numerous equestrian facilities, to the modern library, to the quaint historic homes, to the sprawling luxury homes, to the top-rated (by the State of Ohio) Revere school district, there is something in Richfield, Ohio for everyone.
Stay tuned for future posts of neighborhoods, City facilities and community amenities.
Happy searching!

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May 2010 Richfield Ohio Homes For Sale.
Now that the federal tax credits expired for Greater Cleveland, Ohio home buyers, many sellers have already reflected this potential for reduced demand in their asking price, and I am seeing new price reductions everyday. Smart sellers have already priced their home well and if a home is priced well, has a desirable location, and the condition meets or exceeds a buyer's expectations, it will still generally sell, although the time on the market is longer than in a typical market.
As a Accredited Buyer's Representative (ABR) and a broker/owner and REALTOR with strong negotiating experience, I would be happy to assist you with your next home purchase or sale in the Richfield Ohio real estate marketplace.
View the February 2010 Richfield Ohio Real Estate Market Report
Here are currently (as of 5/16/2010) 70 homes for sale in Richfield Ohio.
Happy searching!
View all the homes for sale in Richfield Ohio at Olsen Ziegler Realty
A $marter Way to buy and sell your Richfield Ohio Home
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Here are the February 2010 real estate market statistics for the Richfield, Ohio community in Northeast Ohio
Absorption Rates and Months Housing Supply
These two terms are one piece of the puzzle to help real estate agents, appraisers, home sellers and buyers alike make sense out of the real estate market.
This is a little-known, but effective tool, if used in proper context, to help a home seller or buyer understand the market conditions for the home they wish to sell or buy.
The easiest way to define these two terms is with an example:
Absorption Rates (AR)- The rate at which homes are selling (ie. absorbed), over a specific time period, typically 12 months. This is beneficial in determining supply and demand trends for the local market.
Months Housing Supply (MHS) - How long it will take, in number of months, for all the current homes for sale to be sold.
Formulas:
Monthly Absorption Rate = # of homes sold in the past twelve months / 12 Months.
Months Housing Supply = # of currently active homes for sale / Monthly Absorption Rate
Reference Guideline:
# Months to Sell Type of Market
1-4 Sellers
5-6 Balanced
7+ Buyers
Note: Six (6) months of inventory is considered a balanced market.
As is true with everything statistical, one has to really know when to apply this tool, under what circumstances is it relevant, and what are the constraints, as with everything in real estate, no individual property fits neatly into a box (no pun intended) or equation.
Here are a few examples of a few constraints:
A question that sellers typically raise after reviewing this information:
Does this mean my home will take 16-63 months (Median MHS) to sell? While there is no easy answer here, the answer is: It depends. Many factors go into how quickly or long a home will sell. See my post titled "Your home is worth whatever a buyer is willing to pay for it" which talks about the many factors to consider when selling a home. We sell homes that defy the median, and are at the low end of the statistics when sellers listen to our advice and adopt our home preparation, staging and pricing considerations. While nothing is guaranteed, it's all about maximizing your opportunities relative to your competition and constraints.
Using a concrete example below, taken from the Northeast Ohio MLS, this report was run for the Township of Richfield, all single-family homes, so to see what is happening in the community as a whole:

Source: NEOHREX. Information deemed reliable but is not guaranteed.
A couple of observations from looking at the above table:
Note: This is an example at a community level. The selection criteria would be customized to be relevant for a given property so as to make the data more meaningful.
Note: As of 4/1/09, Fannie Mae is requiring appraisers to compile the information you see above to be used as a part of a Market Conditions Addendum for appraisals.
Olsen Ziegler Realty -- A $marter Way to buy and sell your Richfield, Ohio Home
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With the current state of the economy and the housing market short sales are becoming more and more popular, and for good reason. There are several homes in Richfield that are on the market listed as a short sale right now.
So what is a short sale? Simply put it's when your home sells for less then what your loan payoff is. This can only be done with approval from the bank! Many banks have different guidelines when it comes to allowing a borrower to short sale their property. Many homeowners have been led to believe that they must be 90 days past due on your house payments in order to qualify. THIS IS NOT ALWAYS TRUE. This is also why you need an agent familiar with short sales and the short sale process to represent you.
Why not just walk away? This in most cases is the worst thing you can do. Walking away will most likely put you in a long drawn out foreclosure process. The stress and headaches that go along with this process can be very difficult for many to deal with. With the average cost to a lender to foreclose on a home being around the $40,000 - $50,000 price range it makes sense for them to just accept a short sale.
Ok, neither option is great, that's obvious. However, often times when a short sale is accepted from a lender the lender will waive the difference in what you owe and what they are getting for the home. This means that once accepted and the deal closes you walk away without having to worry about a lawsuit being filed against you. This allows you to start to get your credit back on track.
How long does the process take? This is the million dollar question. In the past they have been known to take up to a year just to accept or reject an offer. This may be changing! The US Government is pushing for lenders to furnish an answer to all offers within 10 days! They are also paying the seller up to $1,500 as a moving bonus in order to short sale your property.
I want to short sale my home, what should I do? Contact a short sale agent that understands the short sale process to talk about your situation. If you live in Richfield or surrounding city and would like to discuss the possibility of a short sale please contact me.
Remember, a short sale is not the end of the world!
Why don't some agents like dealing with shorts sales? Many agents simply do not have the time to manage a short sale listing. Short sales require a full-time agent that is ready, willing and able to work with the homeowner as well as the bank 7 days a week. As a full time agent that has spent a great deal of time learning the short sale process I am ready to go to work for you.
Kyle Shorts - Russell Real Estate Services
216-659-6144
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We just had the most wonderful experience with a local landscaping design and installation company -- Sasak Landscaping, Inc. based in Richfield, Ohio and serving the Greater Cleveland and Akron Ohio residential and commercial areas.
Ken Sasak has provided complete landscaping and design services since 1976. I have seen Ken's advertisement in the local magazine for a while now. I recently(as in less than a month ago) ran across a sign of his while out walking my dogs through the neighborhood and I liked the end result of the work I saw in two front yards where he did work in my neighborhood. So, I pulled out my cell phone and left a message on the phone # on his sign. I spoke with Ken shortly thereafter and told him the challenge I currently faced -- not your typical project and I had a few things I had no clue on how to approach.
We have a level backyard that had about a dozen, small caliper trees that were either scraggily, homely and just otherwise just in the way of being able to use our backyard for anything at all, as they were spread all throughout the backyard. Moreover, we live on a corner lot on the busiest intersection in our neighborhood. Our son really wanted to play basketball on our driveway but our driveway is on an incline that would not support throwing a basketball hoop up on the side of the driveway, so we decided to evaluate putting a small basketball court in our backyard. I found a great tree removal company to remove the trees. I found a great concrete company to install a 25'x30' pad. I was then left with total exposure to the street and essentially no privacy, a 12 inch drop off from the concrete pad on one side which created a huge safety issue -- we knew there was a slight drop in elevation and some grading would have to be done.
I was totally clueless on whether we should put small stones around the basketball court and gradually taper it off, put mulch right up to the edge and create some landscape beds around it or what should be done.
Ken came out and asked me what my goals were, what I wanted and listened and never once interrupted -- listening skills are so rare today and it's great when you find someone who actually listens. My wife also wanted a firepit so we had three goals: safety around the court, privacy on the one side and a firepit.
A week later, Ken came back with a detailed proposal and a huge schematic showing the general shape of landscape beds, what landscaping plants would go where, the shape, location and materials for the firepit, and how grass going right up to the court would be the safest and the best material to use and would also provide the best aesthetic. My wife and I looked at his plans, he placed the fire pit in a location differently from where she thought she wanted it, and we both looked at each other and knew instantly that the design Ken came up with was beyond our expectations. Kens sense of design, shape, form, color and other elements was simply incredible -- and we were just looking at a two-dimensional drawing.
Needless to say, when Ken and his crew took our project from having huge dirt mounds, a raw concrete slab with, for the most part, a hideous backyard, in seven working days, he took it from start to finish, ahead of schedule and on budget. But, the main point is, the actual finished product just blew us away. His idea on how to capture a sloping topography away from the home and build in a barn stone sitting wall around the fire pit with a small landscape bed behind it, to the shape of the beds, to his tying even the perimeter trees into a huge mulched area for continuity, to the selection and placement of plant materials, and re-using and moving some existing landscaping into other areas that worked better (to help keep costs down as well) was, in the end, visually stunning.
Ken unilaterally took our general desires and transformed them into a stunning landscape. We are generally pretty tough on contractors as it is hard to find good and reliable contractors who not only have exceptional professional capabilities, but solid customer service, communication and follow-through. We literally could not find one thing that we weren't thrilled with. Moreover, Ken was so easy to talk to, offering pros and cons and practical advice and gave us additional food for thought regarding some low-voltage lighting options we may pursue when our budget allows.
Ken was very flexible when we requested a little extra work done and totally accommodated us. While we sole sourced this project, I know from many other landscape projects and also hiring landscape companies in the past to perform transformation of homes we transform for sellers, that Ken's pricing was fair, given the capabilities he possesses.
This photo doesn't begin to do it justice as compared to when you are standing in person marveling at his design.
Now, if we could only get Lebron and Shaq to stop over and shoot some hoops!
Sasak Landscaping, Inc.
Ken Sasak
330-659-3396
ps. This photo was taken at the end of hte project. It's been one week since Ken left and the grass is coming in nicely around the court.
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