How Kentucky Wages Affect Homeownership: What $30.17 an Hour Means for Berea KY Buyers

Buying a home for the first time can feel overwhelming, especially when you’re trying to figure out what’s truly affordable. According to new data from the U.S. Bureau of Labor Statistics, the average hourly wage in Kentucky is $30.17, shaping what homebuyers can realistically afford across the state.

Wondering what’s happening in Madison County real estate? Here’s your fast snapshot of Berea and Richmond’s latest market moves, and what they mean for your next step!

Let’s explore what that means for Madison County residents and those dreaming of calling Berea or Richmond home.

Mapped: Average Hourly Wage by State and How Much Home You Can Afford

1. Wages and Home Prices Go Hand in Hand

As Realtor.com’s latest report notes, higher wages often mean higher housing prices. When more people can afford to buy, competition rises, pushing home values upward. In contrast, lower-wage regions may see slower price growth but offer more accessible options for first-time buyers.

In Madison County, wages are steady, and housing costs remain below the national average, making it a sweet spot for affordability.

2. What $30.17 an Hour Buys in Kentucky

With the state’s average wage, a full-time worker earns roughly $62,000 a year. That income level can qualify many first-time buyers for a comfortable starter home in Berea or Richmond, where housing prices are still far more manageable than in larger metro areas.

This balance of income and affordability gives Kentucky a real edge in maintaining stable homeownership rates.

Calculator

3. The Local Advantage: Affordability and Lifestyle

In Berea KY real estate, buyers can find a three-bedroom home close to trails, schools, and downtown shops, often for less than half the price of homes in high-cost states. Combine that with Madison County’s strong community and low cost of living, and you have the perfect mix for long-term homeownership success.

4. Wage Growth vs. Housing Costs

Even as income levels rise, housing prices can outpace wage growth in certain areas. But in Kentucky, wage gains and home prices are more aligned, making it a favorable time for first-time homebuyers to take action before demand grows further.

Conclusion: Turn Your Earnings Into Home Equity

If you’re earning around Kentucky’s average or higher, now is the time to explore homeownership. Your income might stretch further here than you think, especially in Berea or Richmond.

👉 Explore homes and local resources at ToddKY.com or reach out today to start your journey toward owning a home in Madison County, KY.

Devin Todd Azbill

Devin is a Madison County KY Realtor known for her honest, no-fluff approach to real estate. Based in Berea, she helps buyers and sellers make smart moves with heart and local expertise.

Best Berea KY Realtor

Upcoming Events

← Back

Thank you for your response. ✨

Madison County Real Estate Market Update: What This Week’s Numbers Mean for Buyers and Sellers

Your Weekly Madison County Real Estate Market Snapshot

This week in Madison County, KY, the housing market showed steady movement as buyers and sellers continue to adjust to local demand. If you’ve been wondering what’s happening with homes for sale in Madison County, here’s your quick breakdown:

  • New Listings: 34
  • Sold Listings: 22
  • Median Sold Price: $325,950
  • Average Days on Market: 38
  • Sold-to-List Price Ratio: 92.38%

What These Numbers Mean for Sellers

For homeowners thinking about listing, the Madison County real estate market remains active, but pricing is crucial. With homes selling at roughly 92% of the original list price, today’s buyers are value-conscious. A home priced strategically, and marketed by the best realtor in Madison County KY, can still attract serious offers.

The average of 38 days on market shows that homes are still moving at a moderate pace, giving sellers time to prepare, stage, and position their property effectively.

What These Numbers Mean for Buyers

Buyers now have more breathing room compared to the ultra-fast markets of the past few years. With 34 new listings added this week, there’s a steady flow of homes for sale in Madison County across price ranges. The median sold price of $325,950 highlights ongoing demand for quality homes, but it’s also an opportunity, buyers can negotiate smartly while rates remain in flux.

Looking Ahead in the Madison County Real Estate Market

Local trends suggest a balanced market heading into the season, neither fully favoring buyers nor sellers. If this continues, both sides can find opportunity with the right strategy.

Whether you’re considering selling your current home or exploring Madison County homes for your next move, now’s a great time to review your options.

Let’s Talk About Your Next Move

If you’re planning to buy or sell in Madison County, KY, don’t navigate the market alone. As the best realtor in Madison County KY, I’ll help you understand current trends, price your home competitively, and negotiate confidently.

📞 Let’s connect today to create a personalized plan for your next chapter in Madison County real estate!

Devin Todd Azbill

Devin is a Madison County KY Realtor known for her honest, no-fluff approach to real estate. Based in Berea, she helps buyers and sellers make smart moves with heart and local expertise.

Best Berea KY Realtor

Upcoming Events

How to Use a Home Inspection Service Before Selling Your Home in Madison County, KY

If you’re planning to sell your home in Berea, Richmond, or anywhere in Madison County, KY, one of the smartest steps you can take before putting that “For Sale” sign in the yard is scheduling a pre-listing home inspection.

It’s not just for buyers anymore, sellers are using home inspections as a powerful tool to speed up sales, avoid last-minute surprises, and even get better offers. Here’s how it works.

1. Get Ahead of Repairs Before Buyers Do

A pre-listing inspection gives you a clear look at your home’s condition before it hits the market.
You can:

  • Fix issues that could turn off buyers (like roof leaks or HVAC problems)
  • Avoid renegotiations or delays after a buyer’s inspection
  • Present your home as move-in ready

Smart sellers in Berea KY and Richmond KY use this strategy to save time and reduce stress once offers start rolling in.

2. Build Buyer Confidence

When you can hand buyers a clean inspection report, or show proof that you addressed issues upfront, it sends a strong signal:

This home is well cared for and priced right.

That transparency builds trust and helps your listing stand out in a competitive Madison County real estate market.

3. Price Your Home Strategically

A pre-inspection helps your local Berea realtor (hi, that’s me 👋) set the right price based on your home’s true condition. You’ll know if updates are worth it or if it’s smarter to sell “as-is.” It’s the kind of insight that saves thousands and helps your listing shine.

4. Shorten the Timeline to Closing

Less back-and-forth over repairs means a smoother closing. In some cases, it can even help your home appraise higher or make financing easier for the buyer.

Ready to Sell Smarter?

If you’re thinking, “It’s time to sell my house in Berea or Richmond, KY,” don’t skip this step.
Let’s chat about the best way to prep your home, including trusted inspection services right here in Madison County, KY.

👉 Start your selling plan at ToddKY.com or message me to get your personalized home prep guide.

Devin Todd Azbill

Devin is a Madison County KY Realtor known for her honest, no-fluff approach to real estate. Based in Berea, she helps buyers and sellers make smart moves with heart and local expertise. 🏡

Best Berea KY Realtor

Upcoming Events

← Back

Thank you for your response. ✨

What Is the 30% Rule When Renting? A Smart Guide for Kentucky Renters

If you’re renting a home in Madison County, Berea, or Richmond KY, you’ve probably heard someone mention the “30% rule.” It’s one of the most common budgeting tips for renters, and a great starting point when deciding how much you can comfortably afford each month.

But what does it really mean? And does it apply to today’s Kentucky rental market?

Let’s break it down.

✅ What Is the 30% Rule?

The 30% rule says that you should spend no more than 30% of your gross monthly income on housing expenses (rent + utilities).

Example:
If you earn $4,000/month before taxes → your housing budget should be $1,200/month or less.

This guideline helps ensure you have enough left for:

  • Groceries
  • Healthcare
  • Transportation
  • Savings + emergencies

✅ Does the 30% Rule Work in Today’s Market?

It’s a good benchmark, but not perfect.

Kentucky rental prices are rising, especially in areas like Richmond KY near EKU and Berea KY near the college and I-75. Many renters find themselves closer to 35–40% of income, especially for updated rentals or short-term leases.

✅ When Renting Above 30% Might Still Make Sense

You might stretch beyond 30% if:

  • You’re planning to buy soon and want flexibility
  • You live close to work and save on transportation
  • You have low monthly debt and strong savings

The key is balancing lifestyle, location, and future plans.

✅ When to Consider Buying Instead

If rent is costing 35–45% of your income, it may be time to explore first-time homebuyer programs, especially with many Madison County homes still offering strong value.

Kentucky has:

  • Down-payment assistance options
  • FHA and USDA loans
  • Local lender programs for first-time buyers

Sometimes, buying can actually be less expensive long-term than renting.

Conclusion

The 30% rule is a helpful starting point, not a hard rule. Your situation, goals, and location matter. Whether you’re planning to rent or you’re curious if homeownership may be a better move, having the right guidance makes all the difference.

Thinking about renting or buying in Madison County?

I help renters, buyers, and homeowners explore the best options in Berea & Richmond KY.

📲 Reach out anytime
🔗 Explore homes & local resources: toddky.com

Devin Todd Azbill

Devin is a Madison County KY Realtor known for her honest, no-fluff approach to real estate. Based in Berea, she helps buyers and sellers make smart moves with heart and local expertise.

Best Berea KY Realtor

Upcoming Events

← Back

Thank you for your response. ✨

What Is the Smallest Down Payment on a House? (Madison County, KY Guide)

Buying a house for the first time can feel like learning a whole new language, especially when it comes to down payments. So let’s clear it up: No, you do not always need 20% down to buy a home in Kentucky. In fact, depending on your loan type and eligibility, you could purchase a home in Madison County with as little as 0% down.

Here’s what you need to know if you’re shopping for homes in Berea, Richmond, or anywhere in Madison County, KY, or scrolling “buying house near me” trying to figure it all out.

✅ Minimum Down Payment Options in Kentucky

1. 0% Down Loans

Yes, zero-down is real. These loan programs allow qualified buyers to purchase with no money down:

  • USDA Loans – available in many rural parts of Madison County (including areas around Berea!)
  • VA Loans – for eligible veterans and active-duty military

These are perfect if you’re buying a house for the first time and don’t want to drain your savings.

The Best Loan Programs for First-Time Homebuyers

2. FHA Loans – As Low as 3.5% Down

FHA is one of the most common first-time buyer programs.
If your credit isn’t perfect, FHA loans can be your best friend.

  • Down payment: 3.5%
  • Flexible credit guidelines
  • Great for first-time buyers in Richmond & Berea

3. Conventional Loans – As Low as 3% Down

Yes, you can do 3% down, not 20%!
Conventional loans reward solid credit and financial history.

  • Strong option for move-up buyers or those purchasing house for sale by owner
  • Competitive rates

A conventional 97 loan is a mortgage option that allows homebuyers to borrow 97% of a home’s value, meaning you only have to provide a 3% down payment. This can make the dream of homeownership a reality that much faster for first-time buyers who don’t have a lot of cash.

4. Down Payment Assistance (Kentucky Programs)

Kentucky Housing Corporation may offer down payment assistance for qualified buyers, making homeownership even more accessible.

🏡 What About Buying a House With Cash?

If you’re buying a house with cash, well, there’s no down payment because you’re paying in full. But most buyers today don’t need cash to win in the market. You just need strategy and the right local agent.

✅ Bottom Line

The smallest down payment on a house in Kentucky can be:

Loan TypeMinimum Down Payment
USDA0%
VA0%
FHA3.5%
Conventional3%

Buying a house doesn’t have to feel overwhelming, especially when you have a local guide who knows Berea, Richmond, and Madison County real estate inside and out.

🎯 Ready to Buy in Madison County, KY?

Whether you’re buying a house for the first time or planning your next move, I’m here to make it simple and stress-free.

➡️ See homes & buyer resources at: ToddKY.com
➡️ Message me to start your home-buying plan today

Let’s get you home in Madison County, KY.

Devin Todd Azbill

Devin is a Madison County KY Realtor known for her honest, no-fluff approach to real estate. Based in Berea, she helps buyers and sellers make smart moves with heart and local expertise.

Best Berea KY Realtor

← Back

Thank you for your response. ✨

Madison County Real Estate Market Update: Steady Activity & Smart Strategy Wins

Whether you’re keeping an eye on homes for sale in Madison County, Kentucky or preparing to make a move soon, staying on top of local housing trends gives you a winning advantage. This week in the Madison County real estate market, we continued to see solid buyer demand paired with thoughtful pricing — a strong sign of a healthy market going into the season.

📊 This Week’s Market Snapshot

  • New Listings: 33
  • Homes Sold: 28
  • Median Sold Price: $307,250
  • Average Days on Market: 52 days
  • Sold-to-List Price Ratio: 97.44%

What does this mean? Homes are selling, but buyers are taking time to compare options and make confident decisions. Sellers who price correctly from day one are still capturing strong offers and closing successfully.

🏠 What Sellers Should Know

If you’re thinking about selling, the Madison County real estate market remains solid — but today’s buyers are informed and value-conscious. With average days on market hovering around 52, homes are still moving, but only when they’re competitively priced and well-prepared.

To maximize your sale, focus on:
✅ Competitive pricing
✅ Clean, staged presentation
✅ Strong marketing strategy

As the best realtor in Madison County KY, I always make sure your home stands out with strategic pricing and high-quality exposure.

🔍 What Buyers Should Know

With 33 new listings this week, buyers have options, but quality homes don’t sit forever. This is still a market where preparation matters. If you’re planning to purchase, now is a great time to explore Madison County homes, compare neighborhoods, and line up financing so you’re ready when the right property hits.

📣 Thinking of Buying or Selling? Let’s Talk.

The right plan can save you money, stress, and time. Whether you’re exploring homes for sale in Madison County or considering listing your current one, I’m here to help you make a confident move.

📩 Send me a message today to get a personalized market plan — and let’s make your Madison County move a success!

← Back

Thank you for your response. ✨

Big Changes Coming to Berea: Townhomes, Single-Family Lots & Sewer Infrastructure

As a local Berea KY realtor, I’m always keeping an eye on what’s happening in our housing market— &I haven’t seen any other realtors posting about this. The latest Planning Commission meeting in Berea brought some exciting updates for anyone looking to buy or build a home in Berea. From new 72 new town-homes to 135 upcoming single-family lots, there’s a lot happening that could impact the local market in the future.

Townhomes in Berea: Modern Living Coming Soon


Patrick Sowers, speaking at the meeting, highlighted the progress on new townhome developments in Berea. These homes are designed to meet the needs of today’s buyers, combining convenience, community-focused amenities, and thoughtful layouts. If you’ve been curious about townhome options in Madison County, these new builds are definitely worth keeping on your radar. Townhomes offer a great opportunity for first-time buyers, downsizers, or anyone looking for low-maintenance living in a vibrant part of Berea.


Single-Family Lots: Growth and Infrastructure


Bill Short shared some exciting details about 135 upcoming single-family lots. These lots represent a significant expansion in Berea KY homes, providing more options for families and individuals looking to build. One critical piece he emphasized was the sewer infrastructure. Developers are coordinating closely with the city to ensure all lots have proper sewer access, which is essential for long-term sustainability and smooth permitting. If you’re considering building a home in the area, this is a detail you don’t want to overlook. Proper sewer planning ensures that these new homes will be safe, functional, and ready for modern living.

Why This Matters for Local Real Estate


These updates are more than just numbers—they reflect the future of Berea, KY real estate. New townhomes and single-family lots increase housing options, support community growth, and can influence property values throughout the county. For buyers, knowing about upcoming developments can give you a head start in finding the right home. For sellers, these changes can impact your property’s appeal and market timing.

Your Local Source for Real Estate News


As a top rated Berea KY Realtor, I make it my mission to share these updates before anyone else. The Planning Commission meeting insights give us a clear picture of what’s coming in the local housing market. Whether you’re looking for a new home in Berea, you’re exploring townhome options, or you are considering a custom build on a single-family lot, staying informed is key. If you want to stay ahead of the market, make sure you’re following me and subscribe to updates! I’ll keep you in the loop on all the local real estate news, market trends, and opportunities that matter most to Madison County buyers and sellers.

← Back

Thank you for your response. ✨

What Decreases Property Value the Most? | Madison County KY Real Estate Guide

As a homeowner in Berea KY, Richmond KY, or anywhere in Madison County, your property is one of your biggest assets. So naturally, you want to protect its value, whether you plan to stay long-term or are thinking, “Should I sell my house soon?”

Understanding what hurts home value can help you avoid major mistakes and maximize your equity when you’re ready to sell.

Let’s break it down.

1. Poor Curb Appeal & Exterior Neglect

First impressions matter, especially in real estate.

Homes with:

  • Overgrown landscaping
  • Peeling paint
  • Damaged siding or roofs
  • Cluttered porches or yards

…often see lower buyer interest and lower offers.

Simple upgrades like fresh landscaping and exterior cleaning can increase appeal fast.

2. Deferred Maintenance & Outdated Systems

Ignoring repairs doesn’t just annoy buyers… it costs you.

Common value killers:

  • HVAC, roof, or plumbing issues
  • Old electrical systems
  • Outdated kitchens or bathrooms

Buyers today want move-in ready, not a renovation project. Even small upgrades can make a big difference in the Berea and Richmond KY real estate markets.

3. Neighborhood Neglect or Changes

Home value isn’t just about what’s inside your walls. Changes around you matter too.

Factors that can reduce value:

  • Nearby abandoned or poorly maintained homes
  • Declining local amenities
  • Noise or heavy traffic increases

The good news? Madison County Kentucky continues to see positive growth and investment, making it a strong place to own property.

4. Poor or DIY Renovations

We love a good DIY project, but not all upgrades are equal.

Renovations that hurt value:

  • Poorly installed flooring or cabinetry
  • Unpermitted additions
  • Over-personalized design choices

Before making big changes, consult with a local real estate expert so you invest wisely.

Conclusion

Protecting your property value is easier when you know what hurts it most. With smart upkeep and the right guidance, you maximize future resale value, and peace of mind.

Thinking about selling? Curious what your home is worth in today’s Berea and Richmond KY market?

📲 Reach out today, I’d love to guide you.
Visit ToddKY.com for local market tips and home resources.

Curious what’s selling around here right now? Take a quick look, you might spot your next home. 😉

411 Center St, Berea, KY 40403

Upcoming Events

← Back

Thank you for your response. ✨

Avoiding Rental Scams in Madison County, KY: Real Stories and Smart Tips

If you’re searching for a rental home in Madison County, Kentucky, it’s important to stay alert, because not every “available” house you see online is the real deal. Fake listings are becoming more common, often using real photos from homes that have already sold.

As a local Berea and Richmond KY realtor, I’ve personally seen this happen to my own listings. Scammers copy my photos, post them on Facebook or Craigslist, and list the home at a price that seems too good to be true. Unfortunately, it’s an easy trap for renters who are just looking for a safe, affordable place to live.

Here’s how you can avoid becoming their next victim.

1. Look for Red Flags in the Listing

If a home is listed for hundreds below the going rate for rentals in Berea or Richmond, proceed with caution. Scammers count on emotions, excitement, urgency, and fear of missing out to push renters into acting fast.

When in doubt, contact a trusted local professional like me, Devin Todd Ramsey, to verify if the property is actually for rent. I can quickly confirm whether it’s listed, sold, or completely fake.

2. Never Send Money Before Viewing the Home

No legitimate landlord will ask for a deposit or first month’s rent before showing the property in person. If someone insists on a wire transfer, Venmo, Zelle, or CashApp payment, it’s almost certainly a scam.

Always tour the home first, and if they claim to be “out of town” or “too busy to meet,” that’s your sign to walk away.

3. Verify the Address

A simple search can go a long way. Copy the property address and paste it into Google or Zillow to see if it’s been listed elsewhere. If you find the same home for sale and for rent at the same time, it’s likely a fake.

I’ve had several Madison County renters reach out after spotting my sold listings reused as fake rentals online, even with my yard sign edited out of the photo. Checking the address can save you from the same fate.

4. Work with a Local Realtor You Can Trust

Partnering with a local Berea KY realtor isn’t just for buying homes, it’s also a smart way to find legitimate rental opportunities. A licensed professional can confirm which listings are real and connect you with trusted property managers and landlords.

As one of the best Berea KY realtors, I personally help renters verify listings, review lease terms, and safely navigate Madison County’s housing market.

5. Report Suspicious Activity

If you spot a fake listing, don’t ignore it. Report it to the platform (Facebook, Zillow, or Craigslist) and to local authorities if money was exchanged. Sharing information helps protect others in the community from falling into the same trap.

Final Thoughts

Scammers are getting more creative, but you don’t have to be their next target. Stay informed, double-check listings, and reach out for help if something doesn’t feel right.

As a lifelong Madison County local and licensed realtor, I’m here to make sure your next move, whether renting, buying, or selling — is a safe one.

👉 Explore verified Madison County rentals and homes at ToddKY.com or contact me, Devin Todd Ramsey, your trusted Berea and Richmond KY realtor, for help finding your next home with confidence.

How Madison County’s Realtor Devin Todd Ramsey is Battling Online Scams

Devin Todd Ramsey

Devin Todd Ramsey is a Madison County KY Realtor known for her honest, no-fluff approach to real estate. Based in Berea, she helps buyers and sellers make smart moves with heart and local expertise. 🏡

Todd and Company KY

New Listing!!! Check this out 411 Center St, Berea, KY.

Upcoming Events

What Is the Lowest Income to Qualify for a House? | Berea KY Real Estate Insights

When you’re looking at homes in Madison County, Kentucky, whether it’s a cozy starter home in Berea or a move-up property in Richmond—it’s natural to ask: “What is the lowest income to qualify for a house?” While there’s no one-size-fits-all number, understanding how lenders evaluate income and debt gives you a clear payoff. My goal: demystify the guidelines, show you how it applies locally (Berea KY real estate / Richmond KY homes) and equip you to act.

Main Point 1: No Fixed Minimum Income, But Ratio Rules Matter

Lenders don’t publish a blanket income floor like “you must make $50,000/year.” Instead they focus on whether your income supports the loan. For example, one guide states:

“There’s no universal minimum income required for mortgage loans. … You need to prove that you have a stable income that’s sufficient to cover the mortgage payments, property taxes, and homeowner’s insurance.”
So for you, looking at Madison County real estate, the question becomes: What home price, down payment, debt load, and interest rate fit your income?

Main Point 2: The 28/36 or 28% Mortgage Rule of Thumb

A commonly referenced guideline: keep housing payments to ~28% of gross monthly income, and total debt (including mortgage) below ~36%.

For example: if your gross monthly income is $4,000, 28% is $1,120. So your monthly housing cost—principal, interest, taxes, insurance (PITI)—should aim below that. Still, local property tax and insurance rates matter for Berea KY real estate and Richmond KY homes.
Also, total debt (car loans, student loans, credit cards) counts toward that ratio.

Main Point 3: Local Context – Madison County & What It Means for You

When you’re working with the best realtor in Berea KY (that’s me!), here’s what the local math might look like:

  • Suppose you’re looking at a home in Berea priced at $250,000, with 10 % down, and closing costs.
  • Let’s say property taxes + insurance + HOA (if applicable) run ~$250/month, and mortgage + P&I at today’s rate runs ~$1,200/month.
  • Monthly housing cost might run ~$1,450. Using the 28% rule, your gross monthly income would need to be around $5,180 (~$62,200/year).
    That’s only a rough estimate and depends on rate, down payment, tax rates, etc.
    And remember: the income “floor” really depends on that local property price, your debt, credit, and down payment.

Main Point 4: Low-Income / First-Time Buyer Programs & Flexibility

There are programs that allow lower-income buyers to qualify, especially with low down payment options. For example, for certain loans:

“There are no minimum income requirements for FHA loans. However, there is often a maximum debt-to-income ratio (DTI) requirement that does affect your eligibility.”
If you’re buying in Madison County real estate and you don’t earn six-figures, don’t rule yourself out—there are options. Working with a good lender (and with me as your realtor) will help identify which are applicable for you.

Conclusion

So, what’s the lowest income to qualify for a house? There’s no single magic number—but the guiding factors are your income stability, your debt load, the home price and cost of ownership (tax, insurance, maintenance). In Berea KY real estate or Richmond KY homes markets, you can make sense of it by working the numbers backward: what payment fits your income and debt, then what home price that supports.
If you’d like to zero in on your personal affordability, get local comparables, or explore homes in Madison County real estate, reach out or visit Toddky.com and let’s get started. I’m here to help you find your home.

📚 Sources & References

  1. The Mortgage Reports. Income Requirements for Home Loan Guidelines (2024).
    https://themortgagereports.com/85149/income-requirements-for-home-loan-guidelines
  2. Chase Bank. What Percentage of Income Should Go Toward Your Mortgage? (2023).
    https://www.chase.com/personal/mortgage/education/financing-a-home/what-percentage-income-towards-mortgage
  3. Freedom Mortgage. FHA Loan Income Requirements Explained (2024).
    https://www.freedommortgage.com/learning-center/articles/fha-loan-income-requirements
  4. FDIC. Money Smart: Borrowing Money — How Much Mortgage Can I Afford? (2023).
    https://www.fdic.gov/consumers/consumer/moneysmart/podcast/documents/borrowing-money-how-much-mortgage-can-i-afford.pdf
  5. U.S. Bank. Mortgage Affordability Calculator (2024).
    https://www.usbank.com/home-loans/mortgage/mortgage-calculators/mortgage-affordability-calculator.html

Devin Todd Ramsey

Devin Todd Ramsey is a Madison County KY Realtor known for her honest, no-fluff approach to real estate. Based in Berea, she helps buyers and sellers make smart moves with heart and local expertise. 🏡 ToddKY.com

Todd and Company KY

Upcoming Events

Madison County Real Estate Market Update: What’s Happening This Week

If you’ve been wondering what’s really going on in the Madison County real estate market, here’s your inside look. Whether you’re planning to buy, sell, or just love keeping up with local housing trends, this week’s numbers tell an interesting story.

The Latest Numbers from Around Madison County

Here’s what the local market looked like this week:

  • New Listings: 23
  • Sold Listings: 24
  • Median Sold Price: $287,500
  • Average Days on Market: 47
  • Sold-to-List Price Ratio: 94.5%

So, what do these numbers mean for you?

For Sellers: Price Smart and Stay Competitive

With 24 homes sold and 23 new listings, we’re looking at a balanced, steady market. The 94.5% sold-to-list ratio tells us that buyers are negotiating, but not drastically. If your home is priced correctly and shows well, it’s likely to move within a reasonable timeframe.

Homes spending around 47 days on the market suggest buyers are taking a bit more time to shop and compare, which makes presentation and pricing more important than ever.

If you’re thinking of selling, now’s the time to talk strategy. As one of the best realtors in Madison County KY, I help sellers price right, market smart, and attract serious buyers ready to make a move.

For Buyers: Opportunities Are Still Out There

With new listings keeping pace with sales, buyers have fresh opportunities each week. A median sold price of $287,500 means the market remains approachable, especially for those looking for a first home or an upgrade within Madison County.

If you’ve been on the fence about jumping in, this is your reminder that you can still find beautiful Madison County homes and negotiate with confidence.

Let’s Make Your Next Move in Madison County

Whether you’re buying your first place, upgrading, or selling a longtime family home, I’m here to help you navigate every step.

Ready to talk about your goals?
👉 Buyers: Start exploring homes for sale in Madison County, let’s find one you’ll love.
👉 Sellers: Let’s sit down for a quick market analysis and pricing strategy session.

Your next chapter in Madison County real estate starts with a conversation, let’s make it happen.

← Back

Thank you for your response. ✨

Upcoming Events

Things to Do in Richmond & Berea This Weekend | (Oct. 25–27, 2025)

If you’re looking for a weekend packed with small-town charm, family fun, and a few spooky surprises — Madison County, Kentucky has you covered! Whether you love crisp fall mornings at the farmers market or costumed car shows, there’s something happening for everyone this week.

Here are some of the top events around Madison County:

  • 🎃 Arcadian Cove’s Annual Trunk or Treat – A family favorite full of candy, costumes, and community spirit.
  • 👻 Endgame Manor Halloween Walk-thru – Perfect for those who love a little fright before Halloween night!
  • 🏃 2nd Annual Berea Runners 5K Trail Race – Lace up and hit the trails for this community race at The Pinnacles.
  • 🌽 Berea Farmers Market – Stock up on local produce, baked goods, and fall favorites from our local farmers.
  • 🚗 A&W Halloween Car Show 2025 – Classic cars, creative costumes, and all things chrome and candy.
  • 💪 Free Community Workout – A fun way to get active while connecting with neighbors.
  • 🎉 Halloween Boo Bash, Fall Festival, Annual Pumpkin Carving, and Community Trunk or Treat – Festive fun for all ages happening across the county!

Madison County is where community meets connection — and fall is one of the best times to experience it. 🍂

👉 See the full list of events and times at ToddKY.com/events

Upcoming Events

Now listed in Berea, Kentucky! 296 Blue Lake Drive offers the perfect mix of modern comfort and small-town charm — a must-see for anyone searching homes in Madison County, KY. 🏡

What’s the Fastest Way to Sell Your House in Madison County, KY?

What’s the Fastest Way to Sell Your House in Madison County, KY?

When you decide to sell, you don’t want to wait months hoping for the right buyer, you want momentum, offers, and results. Whether you’re selling in Berea, Richmond, or the surrounding Madison County area, the fastest sales happen when there’s a clear plan in place — not guesswork.

Here’s what works right now in our local market:

1. Price It to Move — Not to Linger

Overpricing kills momentum. In Madison County, homes priced correctly from the start sell faster and for more money.
Buyers today have tools, data, and alerts, they know what’s fair. When your price lines up with real market value, you’ll see stronger showings and offers early.

💡 Local insight: Berea homes under $350K with great condition and location are moving fast right now.

2. Make a Killer First Impression Online

Your home’s first showing happens online. High-quality photography, short video tours, and clean, descriptive copy make your listing stand out across Zillow, Facebook, and Realtor.com.

In Berea and Richmond, buyers often drive in from Lexington or London after spotting a listing online, make yours worth the drive.

3. Declutter, Clean, and Stage with Intention

A spotless home looks newer, bigger, and better maintained. Decluttering, minor repairs, and neutral staging help buyers picture their life there, not yours.
Fresh paint and clean spaces sell faster than any discount ever will.

4. Hire a Local Realtor Who Knows the Market Pulse

The fastest sales happen when your agent understands this market, not just real estate in general.
From knowing which neighborhoods are heating up (like Boone Trace or Indian Fort) to what buyers are searching for this season, local expertise speeds up results.

Conclusion:

Selling fast doesn’t mean cutting corners, it means combining local strategy, modern marketing, and a personal touch.
If you’re thinking about selling in Berea or anywhere in Madison County, let’s build a plan that gets your home seen and sold.

👉 Visit ToddKY.com to get started, browse local listings, or schedule your free home valuation.

← Back

Thank you for your response. ✨

A Market That’s Moving—But Selectively



The Madison County real estate market continues to show a steady rhythm this week, giving both buyers and sellers strategic opportunities to make smart moves. Whether you’re searching for homes for sale in Madison County or preparing to list, understanding the latest trends is key.

A Market That’s Moving—But Selectively
This week, 31 new listings hit the market across Madison County, KY. Meanwhile, 19 homes sold, showing that buyers are still active but more selective.

Key Stats You Need to Know

  • Median Sold Price: $289,900
  • Average Days on Market: 56
  • Sold Price to Original List Price Ratio: 93.5%

That 93.5% figure is especially telling. It shows that while demand remains, buyers aren’t overpaying. Properties priced right are the ones moving quickly.

What It Means for Sellers
Sellers, pricing strategy matters more than ever. The best realtor in Madison County KY knows the first two weeks on the market are critical. With homes averaging nearly two months on market, launching at the right price can be the difference between a smooth sale and weeks of waiting.

What It Means for Buyers
For buyers exploring Madison County homes, the current market offers leverage and breathing room. With a median sold price under $290,000 and 56 DOM, you have space to negotiate and make thoughtful decisions.

Your Next Move Starts Here
Whether you’re buying or selling, staying informed is step one. The Madison County real estate market is full of opportunity—it just takes the right strategy.

📲 Contact the best realtor in Madison County KY today to make your next move count.

← Back

Thank you for your response. ✨

Rent Vs. Buy

When people ask me the age-old question—“Is it better to rent or buy a house?”—the honest answer is: it depends on where you live and how long you plan to stay. In Madison County, Kentucky, the numbers here paint a pretty clear picture. Whether you’re in Berea, Richmond, or somewhere in between, renting and buying have very different long-term outcomes. Let’s break it down with real local numbers for 2025 so you can make the smartest move for your situation.

Madison County’s Housing Snapshot

As of fall 2025, here’s what’s happening locally:

  • Median Home Price: $280,000–$310,000 depending on the source (Zillow, Redfin, Rocket Homes). Richmond skews slightly higher than Berea, with many listings in the $320k–$345k range.
  • Median Rent: Apartments in Richmond average $950–$1,000. Larger homes for rent typically range from $1,200 to $1,800+ depending on size and location.
  • Market Trend: Home values are climbing steadily at about 3–6% per year. Inventory sits around 45–60 days on market, which means homes are moving but buyers still have some leverage.

Here’s a quick monthly cost comparison for a typical home:

  • Renting a 2–3 bedroom apartment: $1,000–$1,200/month
  • Renting a single-family home: $1,400–$1,600/month
  • Buying a $300,000 home: With 20% down at a 6.5% interest rate, the mortgage is roughly $1,518/month. Add around $375/month for taxes, insurance, and upkeep, bringing the total to about $1,875/month.

The Case for Renting in Madison County

Why renting can make sense:

  • Low upfront costs—usually just a security deposit and first month’s rent.
  • Flexibility if you’re not sure about staying long-term.
  • No surprise maintenance bills when the HVAC dies in July.

Why renting can hold you back:

  • Rent payments build no equity.
  • Annual rent increases (2–3% is typical) slowly chip away at affordability.
  • Single-family rental inventory in Madison County is limited and competitive.

For students at EKU, short-term residents, or anyone not ready to commit, renting offers mobility. But over time, the costs stack up with nothing to show for it.

The Case for Buying in Madison County

Why buying can work in your favor:

  • Every mortgage payment builds equity.
  • Home values in Madison County are appreciating steadily, which means your investment grows over time.
  • Stability—no more worrying about lease renewals or landlords deciding to sell.
  • Potential tax advantages on mortgage interest and property taxes.

Challenges to keep in mind:

  • Upfront costs are higher—typically 3–20% down plus closing costs.
  • Monthly costs can be higher at first than renting.
  • You’re on the hook for maintenance and repairs.

In Berea’s established neighborhoods or Richmond’s newer subdivisions, homeowners who stay for at least 7–10 years almost always come out ahead financially compared to long-term renters.

Madison County Rent vs. Buy: Real Numbers

Let’s compare a $300,000 home purchase to renting a $1,400/month house over 10 years.

Buying scenario:

  • 20% down ($60,000).
  • Mortgage payment: ~$1,518/month.
  • Taxes, insurance, and maintenance: ~$375/month.
  • Total monthly cost: ~$1,893.

Over 10 years:

  • Total payments: ~$227,000.
  • Home appreciates 3% annually → worth about $403,000 after 10 years.
  • You’ll have built significant equity—likely close to half the home’s value.

Renting scenario:

  • Monthly rent: $1,400.
  • Over 10 years with 3% annual increases: roughly $180,000–$190,000 total spent.
  • At the end of the lease period, you don’t own anything.

Buying costs more each month upfront, but much of that money turns into equity. Renting looks cheaper at first, but ownership typically wins out long-term in Madison County’s steady market.

Which Makes More Sense for You?

  • Buying: Best if you plan to stay in Madison County for at least 5–7 years. You’ll build equity and benefit from appreciation.
  • Renting: Better if you need short-term flexibility—students, temporary work assignments, or people unsure about settling down.

Think of buying like planting roots. If you see yourself in Berea or Richmond for the long haul, buying is often the smarter financial move.

Local Insight from Devin – Your Madison County Realtor

Here’s the bottom line: Renting in Madison County may look cheaper short-term, but buying typically pays off in the long run. With rising rents and steady home appreciation, homeowners here are quietly building wealth while renters cover someone else’s mortgage.

Every situation is different, which is why local insight matters. National rent vs. buy calculators don’t reflect Berea’s historic neighborhoods, Richmond’s fast-growing subdivisions, or rural Madison County’s unique opportunities.

If you’re ready to crunch your own numbers or explore local options, I’m here to help you make a clear, informed decision. As one of the best Berea & Madison County realtors, I’ll break it down based on your budget, timeline, and goals.

Thinking About Buying or Renting in Madison County?

Whether you’re ready to buy your first home or just weighing the options, let’s talk. Together, we’ll figure out whether renting or buying makes the most sense for you—using local data, real numbers, and a no-fluff approach.

Berea City Council Recap: 10/7/2025

The Berea City Council met on Tuesday, October 7, 2025, at 6:30 PM in Council Chambers at 304 Chestnut Street.

Residents had a chance to speak during public comments, while the council covered updates on community initiatives, city projects, and seasonal events. Here’s a closer look at the key topics discussed:

Hope’s Wings – Domestic Violence Awareness Month

Kaylynn Carpenter, Assistant Director of Hope’s Wings, highlighted October as Domestic Violence Awareness Month. She discussed resources available to survivors, programs offered by the organization, and ways the community can support those affected. The council emphasized the importance of raising awareness and providing ongoing support.

Berea Pollinator Gardens Update

Judith Weckman shared updates on Berea’s pollinator gardens. She outlined recent progress, upcoming planting schedules, and opportunities for community involvement. The council praised the initiative for enhancing local green spaces and supporting pollinators critical to the ecosystem.

Housing Authority Board Appointment

Mayor Fraley nominated Tracy Blevins for the Housing Authority Board & the council approved the appointment.

Finance Department Updates

Susan Helton, Director of Finance, provided a brief update on city finances. Property tax bills have been mailed, with a 2% discount available for early payment. She also shared that the city’s audit process is underway, underscoring transparency and accountability in financial management.

City Administrator & Mayor Comments

The city administrator provided updates on infrastructure projects, city operations, and upcoming community programming. Mayor Fraley reminded residents of the city’s ongoing commitment to safety, efficiency, and improving the quality of life in Berea.

Halloween Activities in Berea

Berea is getting into the Halloween spirit! Families can enjoy pumpkin painting, costume contests, and other fun seasonal events throughout the city. These activities provide a great opportunity for neighbors to connect and celebrate together.

The October 7 meeting reflected Berea’s focus on community engagement, transparency, and creating a safe, vibrant environment for all residents. Stay connected with city updates, local events, and seasonal activities by subscribing to our blog!

← Back

Thank you for your response. ✨

Berea KY 10/8/25 News Recap

Berea, Kentucky has been buzzing this week with spooky fun, meaningful community milestones, & important local news. From a family-friendly haunted house raising money for rescue pups to a new Safe Haven Baby Box & a serious school lockdown response, here’s your roundup of the latest Berea KY news & Madison County updates.

Local Haunted Barn Raises Funds for Rescue Dogs

A Berea couple has turned their love for Halloween into something truly special for the community. Their free, family-friendly haunted barn attraction—called Nightmares Haunt—is open every Friday & Saturday from 7–10 p.m. and Sundays from 7–9 p.m. throughout October, including Halloween night.

The walkthrough features multiple rooms inside their barn, fog machines, photo ops, inflatables for little ones, & plenty of spooky surprises. What makes it even better is their mission: every dollar donated goes toward supporting Bluegrass Bullies, a local dog rescue organization.

Last year they raised just over $1,000, & this year’s opening night crowd tripled compared to last year. Nightmares Haunt is located at 190 Old Wallaceton Rd, Berea, KY 40403. Admission is completely free, with optional donations accepted through cash, Venmo, or Cash App.

If you’re looking for family-friendly Halloween events in Berea KY, this is one worth checking out.

Berea Fire Station 2 Dedicates Safe Haven Baby Box

In a powerful show of community care, Berea Fire Station 2 has officially dedicated a new Safe Haven Baby Box. This newly constructed portal provides parents in crisis with a safe, anonymous way to surrender their newborns.

When an infant is placed inside, the system notifies Madison County 911, allowing firefighters to quickly retrieve the baby. The box is designed for infants less than 30 days old & is part of a growing statewide initiative to give parents another safe option during emergencies.

Local leaders, including Berea Mayor Bruce Fraley, gathered to mark the dedication. The message was clear: this baby box is another step toward protecting the most vulnerable members of our community.

This is one of several Safe Haven Baby Boxes in Kentucky, part of a network that’s already saved lives across the state.

Threat Prompts Lockdowns
at Three Madison County Schools

On September 11, Madison Southern High School, Foley Middle School, & Shannon Johnson Elementary were placed on lockdown after a threat was reported at Madison Southern.

Multiple law enforcement agencies—local, state, & federal—responded quickly under the belief that an active shooter situation was in progress. Thankfully, the investigation determined there was no active danger to students. One student has since been charged with terroristic threatening in the second degree.

Officials emphasized that all threats are taken seriously & will always be fully investigated to keep Madison County schools safe.

Stay Connected with
Berea KY News & Events

Berea is constantly growing & changing, & staying informed helps us stay connected as neighbors. If you found this update helpful, share it with your friends, family, & community groups to help spread the word.

Madison County, KY’s Real Estate Market: Why Now Might Be the Sweet Spot to Buy or Sell

Let’s be real for a sec, the Madison County, KY real estate market has had everyone feeling a little whiplash lately. One minute you’re seeing houses fly off the market faster than a Berea College student spots free food, and the next minute you’re wondering if anyone’s even buying at all.

But here’s the kicker… things have finally balanced out in a way that actually makes sense for both buyers and sellers. Yep, you read that right, this might just be that sweet spot moment everyone’s been waiting for.

So before you scroll past thinking “oh great, another Realtor® telling me it’s a great time to buy,” hang tight. I’m not here to sugarcoat. I’m here to give you the real story behind what’s happening in our own backyard, right here in Madison County, Kentucky.

Let’s Break Down the Madison County Market Numbers

Here’s what we’re looking at right now:

  • Median Sold Price: $335,000
  • Days on Market: 32
  • Sold Listings: 20
  • Average List-to-Sold Price: 97.19%
  • New Listings: 30
  • Under Contract: 40

Not just random stats, these numbers actually tell a story.

What this means for buyers

If you’ve been holding off, thinking you “missed the boat,” stop scrolling Zillow in sadness. Because this is not 2021 anymore (and thank goodness).

Homes are averaging 32 days on the market, which means you’ve got just enough breathing room to think before you write that offer, but not so long that things are stale. That’s a balanced, healthy market.

And that 97.19% list-to-sold price ratio? That tells me sellers are pricing realistically and buyers aren’t having to fight to the death over a $10K counteroffer. It’s level-headed right now, which we haven’t seen in a hot minute.

Even better: 30 new listings popped up recently, which means more options to actually find a home you love, not just one that “kinda works.”

So yeah, if you’re thinking about buying a home in Berea or Richmond, KY, this is a goldilocks moment: not too hot, not too cold, just right.

What this means for sellers

Now, if you’re sitting there thinking, “Maybe I should wait until spring,” let me stop you right there. Buyers out right now? They’re serious. They’re not window shoppers. They’re pre-approved, ready to close, and tired of waiting.

And with 40 homes currently under contract, that’s proof people are still making moves.

Homes are selling close to asking (again, that 97% number doesn’t lie), and if your home’s in good shape and priced right, you’re still in a strong position to get top dollar.

Plus, less competition this time of year means your listing gets more eyeballs, and that’s a big deal.

So if you’ve been thinking about selling in Madison County, you might actually be better off listing now instead of waiting for every other homeowner to dump their house on the market come spring.

The Bottom Line

The Madison County KY real estate market right now is what we call healthy. Not wild, not frozen, but steady.

For buyers, that means more negotiating power and better shot at fair pricing.
For sellers, that means solid demand and realistic offers.

It’s the kind of market we dream about when things swing too far in one direction.

If you’ve been waiting for a sign to make your move… this might be it.

Let’s Chat – No Pressure, No Pitch

Whether you’re thinking about buying in Berea, selling in Richmond, or just curious what your home might be worth in today’s market, I’d love to talk it through. No pressure, no corporate pitch, just straight-up real estate talk.

I’ll bring the coffee (or sweet tea), you bring your questions.

Because at the end of the day, real estate isn’t about houses, it’s about people, and Madison County’s people are my people. ❤️

← Back

Thank you for your response. ✨

Madison County’s New Cannabis Facility: What It Means for Real Estate

Y’all know I don’t usually hop on the “breaking news” bandwagon… but when something this big lands right here in Madison County, we’ve got to talk about it.

As of October 2, 2025, Kentucky just approved a brand-new medical cannabis cultivation facility right here in Madison County. It’s only the second one in the whole state and that’s not just an agriculture headline. That’s a real estate headline.

Why? Because every time you see a big new facility open up, whether it’s a factory, a warehouse, or in this case, a cannabis cultivation site, you can bet it’s going to send ripple effects through our housing market, our commercial spaces, and our neighborhoods.

Let’s break down what this means for Berea, Richmond, and the rest of Madison County real estate.

Jobs = Housing Demand

First things first: jobs.

This new facility is going to employ people not just growers, but lab techs, managers, security staff, truck drivers, admin, you name it. Some of those jobs will be filled by locals. But others? Those folks are going to move here.

And when people move here, they need homes. That could mean:

  • More competition for rentals in Richmond and Berea.
  • Increased buyer interest in affordable neighborhoods close to the new site.
  • Families looking for starter homes or moving up to bigger houses as they settle in.

If you’re thinking about selling in 2025 or 2026, this kind of community growth is good news for your property value.

Commercial Real Estate Gets a Boost

It’s not just homes we need to think about. A big facility like this has a ripple effect on commercial space too.

Vendors, labs, packaging, distribution, transportation, they’ll all need space nearby. That means warehouses, offices, and even storefronts in Madison County just got more valuable.

If you’ve been sitting on a commercial building in Richmond or Berea, or if you’re a small business owner dreaming of expansion, now might be the perfect moment to move.

Land Values and Development Potential

Let’s not forget the land side of things.

Cultivation facilities eat up a lot of acreage, and landowners nearby could start seeing fresh interest from investors or developers. Agricultural and industrial-zoned properties may suddenly look more attractive to buyers who weren’t paying attention before.

And anytime land values start shifting, we see ripple effects in surrounding residential communities. Developers might look to build more homes, apartments, or mixed-use spaces to support the growth.

What About the Community Vibe?

Here’s the fun part, when more people move in, we get more than just jobs and houses. We get coffee shops, restaurants, schools, and community spaces expanding too.

For Berea and Richmond, this could mean an uptick in:

  • More demand for walkable neighborhoods
  • Families looking for homes near top-rated schools
  • Young professionals interested in downtown living close to new jobs

Basically, our local lifestyle gets an upgrade when the economy grows, and that’s always tied right back to real estate demand.

Questions Buyers & Sellers Are Asking

Whenever there’s a big announcement like this, people have questions. A few I’ve already heard:

  • “Will this drive property values up near the facility?”
    → Most likely, yes, but it depends on how the county handles zoning, infrastructure, and growth.
  • “Does this mean more traffic or changes to nearby neighborhoods?”
    → Possibly. Big facilities often bring infrastructure updates — but that can be a long-term benefit for homeowners too.
  • “Is this a good time to sell in Madison County?”
    → If you’ve been on the fence, this kind of news is exactly what tips the scales in your favor. More demand = stronger offers.

The Bottom Line

Madison County isn’t just making headlines with this new medical cannabis facility, we’re setting the stage for the next wave of growth.

As a native Madison County, Kentucky Realtor, I’m here to help you read between the lines: big projects like this don’t just make the news, they reshape our housing and commercial markets.

👉 If you’re thinking Madison County might be the place for your next chapter, check out my latest listings 3575 Paint Lick Road , and if one catches your eye, just fill out the contact form so I can send you the details.

So if you’ve been thinking about buying, selling, or investing in Madison County real estate, now’s the time to keep your eyes open and your plans moving.

And if you want to chat about what this means for your property, my inbox and DMs are always open. Let’s make sure you’re ready for what’s next.

← Back

Thank you for your response. ✨

Upcoming Events

Berea College Named #1 Best College in the Nation by Washington Monthly

Big news for our hometown! Berea College has officially been named the #1 Best College for your Tuition (and Tax) Dollars in Washington Monthly’s 2025 College Guide. Out of more than 1,400 colleges across the country, Berea College takes the top spot, highlighting its commitment to educational access, academic excellence, & service to the public good.

As a Berea REALTOR® and lifelong resident, I’m proud to see our community recognized on the national stage. This honor not only celebrates Berea College’s historic mission but also underscores why Berea continues to be a hub for opportunity & innovation in higher education.

What Makes Berea College Stand Out

Founded in 1855 as the first interracial & coeducational college in the South, Berea College has long been guided by its Great Commitments, a framework emphasizing service, education, & sustainability. Key highlights from this year’s recognition include:

  • No-Tuition Promise: Every student attends tuition-free, with comprehensive funding for housing, meals, fees, & more.
  • Financial Freedom Pledge: Students graduate debt-free, giving them a strong start for their careers & lives of service.
  • Work College Program: Every student contributes 10-15 hours weekly in meaningful work roles, gaining professional experience while supporting the community.
  • National Recognition: Washington Monthly notes that Berea students “outperform expectations in every way: graduation rate, debt, & earnings.”

Why This Matters for Berea

Being named the #1 Best College is more than just an academic accolade. It shines a spotlight on our town, supports the local economy, & reinforces Berea’s identity as a community that values education & service. For residents, families, & prospective students, this recognition validates the impact of Berea College on both the local & national stage.

Learn More

To read the full ranking & details on Berea College’s innovative programs, visit:

As being one of the best Berea KY REALTOR®s, I love sharing positive news about our hometown & celebrating the institutions that make this community special. For more updates, stories, & insights about Berea KY, check out my blog at ToddKY.com/blog