Buying on the East Side? Buy smart — without overpaying or losing the house you want.
Mike McEntush helps East Side buyers get pre-approved, find the right home fast, and write offers that win — without paying more than the house is worth.
The East Side Market, by the Numbers
Clermont County, right now — the three figures that shape every buying decision.
Figures: Realtor.com, October 2026. Mike McEntush — 300+ transactions · $65M+ volume · 5.0 on Google (16 reviews)
Buying in Eight Steps
From pre-approval to closing — here is the whole journey, in order, with no surprises.
Get Pre-Approved
Before you shop, get pre-approved. It tells you exactly what you can afford, and it tells sellers you’re serious. Shop around for the best rate — a better credit score can mean a lower monthly payment.
Make Your List
Write down your must-haves and your deal-breakers, then prioritize. Location, size, style, amenities — know what matters most before you fall for a kitchen.
Search & Tour
Search online and with Mike, then get inside the homes that fit. Take notes, ask questions, and look closely at the roof, plumbing, electrical and foundation.
Make Your Offer
Mike helps you craft a competitive offer from live market conditions and the home’s condition. Be ready to negotiate — price, closing costs and repairs are all on the table.
Home Inspection
Once your offer is accepted, get a home inspection. It can reveal issues you’d never see on a tour — and give you leverage to negotiate repairs or a lower price.
Appraisal & Financing
Your lender orders an appraisal to confirm the home is worth what you’re paying. If it comes in low, Mike helps you renegotiate — you don’t just pay the difference and move on.
Final Walkthrough
Before closing, walk through the home one last time to confirm it’s in the condition you agreed to and that agreed repairs were done.
Closing Day
Sign the paperwork, get the keys, and you’re a homeowner. Mike stays on it until the deed is recorded and the keys are in your hand.
What It Actually Costs — and What the Rate Is Today
No hype. Here are the numbers buyers ask about most, in plain terms.
30-Year Fixed
Today’s snapshot for a 30-year fixed mortgage. Rates move daily — your pre-approval locks in your real number.
Source: NerdWallet / Zillow daily tracker, as of November 5, 2026.
The Pre-Approval Playbook
The step-by-step playbook: what lenders ask for, what to have ready, and the mistakes that delay approvals. Free — get it before you talk to a lender.
3%–20% of the price
On the $325,000 median: $9,750 at 3% (conventional, first-time buyers) · $11,375 at 3.5% (FHA) · 0% for eligible VA / USDA buyers · $65,000 at 20%, which avoids PMI.
Typically 2%–5%
$6,500–$16,250 on the $325,000 median. Lender fees, title, appraisal, and prepaid taxes and insurance. Some costs are negotiable.
Typically $1,000–$3,000
Paid with your offer to show you’re serious. It’s applied to your purchase at closing, and it’s protected by your inspection and financing contingencies when they’re in the contract.
Every buyer’s numbers are different. A short call with Mike — and your lender — turns these ranges into your exact number.
Pick Your Lane
Different buyers need different playbooks. Start with the one that fits.
First-Time Buyers
Your first home, without the guesswork. Pre-approval, down-payment help, and a tour plan that keeps you from overpaying.
Move-Up Buyers — Sell & Buy
Own now and need to sell to buy? Timing a sale and a purchase is the trickiest move in real estate — Mike sequences it so you’re not caught between two mortgages. The Sell & Buy guide is coming.
New Construction
Buying new? Builder contracts, timelines and warranties work differently from resale. Know what’s negotiable before you sign.
Don’t Miss the Next One
The best East Side homes move in days — the median is 39 days on market, and the good ones go much faster. Tell Mike exactly what you want, and he’ll set up a saved search that sends new listings to you the moment they hit the market. No spam, no daily flood — just homes that actually fit.
🔔 Matched to You
New listings matched to your price, towns and must-haves — Milford, Loveland, Anderson Township and Clermont County.
📈 Price Drops & Coming Soon
Price drops and coming-soon homes, as they happen — not a week later in a roundup.
⚡ You See It First
You see it first — then Mike gets you in fast, before the weekend crowd.
What East Side Buyers Say
Real buyers, real closings — in their own words, from Google reviews.
Mike was absolutely fantastic to work with throughout our home buying/selling process. He was knowledgeable, responsive, and always had our best interests in mind. From start to finish, Mike made what could have been a stressful experience feel smooth and manageable.
He took the time to answer all of our questions, kept us informed every step of the way, and went above and beyond to ensure everything stayed on track. His professionalism, attention to detail, and dedication to his clients truly set him apart.
I highly recommend Mike to anyone looking for a trustworthy, hardworking realtor. We couldn't be happier with the experience and are so grateful for all of his help!
5.0 on Google (16 reviews)
Buying on the East Side — Common Questions
Straight answers about pre-approval, costs, timing and competing offers.
Do I need to be pre-approved before I start looking? +
Yes — before you tour in earnest. Pre-approval tells you what you can actually afford, and sellers take your offer seriously when it’s backed by a lender. It costs nothing to ask, and it takes most buyers a day or two with the right documents in hand. Start with the Pre-Approval Playbook, or book a call and Mike will connect you with a local lender.
How much do I need for a down payment? +
Less than most buyers think. Conventional loans for first-time buyers can start at 3% down — $9,750 on the $325,000 Clermont County median. FHA is 3.5%, and eligible VA and USDA buyers can put 0% down. Twenty percent avoids PMI, but it is not required. What matters is the monthly payment you’re comfortable with, not a magic percentage.
How long does it take to buy a home on the East Side? +
Once your offer is accepted, most purchases close in 30 to 45 days — faster with cash, a little longer if the appraisal or repairs need attention. The search itself is the variable: Clermont County’s median is 39 days on market (October 2026), and the best-priced homes in Milford and Loveland move in days. A saved-search alert and a pre-approval are what keep you from starting from scratch every week.
Should I get a home inspection? +
Yes. Every time. An inspection looks at the roof, plumbing, electrical, foundation and systems you can’t see on a tour — and what it finds is leverage. If there are real issues, Mike negotiates repairs or a price adjustment. Waiving an inspection to win a bidding war is a gamble you only take with your eyes open, and only after talking it through with Mike.
What if I’m competing with other offers? +
Price is only one lever. A strong offer is also clean — pre-approved, a sensible inspection approach, a flexible closing date, and earnest money that shows you’re serious. Mike has won offers that weren’t the highest number, and he’s walked buyers away from offers that were priced too high. The goal isn’t to win at any price; it’s to win the right house at the right price.
How does buying new construction work, and how long does it take? +
New construction is a different contract, not just a different house. Build times on the East Side typically run 4 to 9 months from contract to keys, depending on the builder and how far along the home is. The builder’s agent works for the builder — Mike works for you, negotiating upgrades, timelines and warranty terms before you sign. Get the New Construction Guide before you visit a model home.
What are closing costs, and how much should I budget? +
Plan on 2% to 5% of the purchase price — $6,500 to $16,250 on the $325,000 median — for lender fees, title, appraisal and prepaid taxes and insurance. Some costs are negotiable, and in slower markets sellers sometimes contribute. Your lender’s estimate, once you’re pre-approved, turns this range into your exact number.
Start with a plan. The house comes next.
Get your free buyer strategy call, grab the Pre-Approval Playbook — or just call or text Mike.
Call or text: 513-675-1702
Mike McEntush, REALTOR®
Coldwell Banker Realty — East Side Cincinnati & Clermont County Specialist
300+ Transactions · $65M+ Volume · 5.0 on Google (16 reviews)
📞 513-675-1702✉ mike.mcentush@cbrealty.com🌐 MikeSellsCincyHomes.com
Equal Housing Opportunity
