Navigating Real Estate in Ohio: A Comprehensive Guide

Welcome to our dedicated blog where we dive deep into the nuances of the real estate markets in Ohio. Whether you're buying your first home, seeking investment properties, or exploring market trends, our insights will guide you through every step of your real estate journey.

Ohio Real Estate Overview

Ohio's real estate market offers a diverse range of options from bustling city apartments in Columbus to serene suburban homes in Fairfield County. The state's affordable cost of living combined with growing job opportunities makes it an attractive market for first-time homebuyers and investors alike.

Market Trends

Ohio: Current trends indicate a rise in demand for suburban homes as more individuals seek properties with more space and access to nature.

Investment Opportunities

Ohio: Look for burgeoning markets in smaller cities and suburbs where property values are set to rise.

Buying and Selling Tips

For Buyers: Consider your long-term goals. In Ohio, focus on community-driven areas with good schools and infrastructure.
For Sellers: Highlight unique property features. In Ohio, emphasize space and community amenities.

This content structure provides a thorough introduction to the real estate landscapes of both states, catering to various interests from home buyers to investors.

Aug. 30, 2026

Streetsboro Ohio Real Estate Market Report – August 2026

Streetsboro Ohio Real Estate Market Report August 2026

Across most of Ohio this month, what sellers are asking per square foot and what buyers are actually paying are two different numbers — often 10% or more apart. In Streetsboro they are almost the same number. Active listings ask $154 per square foot. Homes under contract are at $153. Recent closings landed at $150. A spread that tight is rare, and it tells you something useful: Streetsboro sellers price accurately, and the market rewards them for it — sales are closing $5,432 above asking.

Streetsboro Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
33	21	87	$280,279
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$314,601	$150	102.0%	75 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.1	2.3	1,947 sq ft	$1,439

Source: Streetsboro, Ohio Real Estate Market Report, MLS Now data as of August 2026. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Market That Knows What It Is Worth

Look at price per square foot across all three segments:

Active listings — $154 per square foot
Under contract — $153 per square foot
Recently closed — $150 per square foot

A 2.7% spread from what is being asked to what has been paid. For comparison, several markets in this month’s reports show gaps of 12 to 15% between asking and clearing rates, and one shows nearly 25%.

What that means in practice is that Streetsboro asking prices are informative. In most markets, a listing price tells you what a seller hopes for; here it tells you approximately what the home is worth. Buyers can use list prices as a genuine screening tool rather than having to discount everything mentally first.

It also means there is very little slack in the system. A Streetsboro home priced 10% above the market is not making a negotiating move — it is standing conspicuously apart from a group of listings that are all priced correctly.

Selection and a Premium Together

Thirty-three homes are available against twenty-one under contract — a ratio of 1.57. That is genuine selection by Northeast Ohio standards this month, where most markets are running below 1.0.

And yet the average sale still closed at 102.0% of list, roughly $5,432 above asking. Choice and a seller premium do not usually coexist. When they do, it means the market is separating cleanly: correctly priced homes attract competition and clear above list, while the rest wait.

For a buyer that is workable — you can look at thirty-three homes and take the time to choose — but it means recognizing which of the thirty-three are the competitive ones and being ready to go over asking on those.

The Pace Has Eased Slightly

One number worth flagging: homes currently for sale and homes currently under contract have both been listed an average of 75 days. The homes that already closed took 64 days from list to contract.

Pending listings are a more recent cohort than closed ones, so when they are taking eleven extra days to reach a contract, it points to a market that has slowed modestly since those closings were written. Twenty-one pending sales is a small sample and this should be read as a signal rather than a conclusion — but paired with the 1.57 supply ratio, both point the same direction.

Prices have not moved with it. The 102.0% sale-to-list ratio says buyers are still paying up for the right homes. What has changed is how long it takes to find them.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Streetsboro closes almost exactly at the statewide median — about $5,000 below it — with a somewhat tighter supply picture.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $224,223 loan that is roughly $1,439 a month in principal and interest, with the move from 7.00% to 6.65% worth about $53 a month.

Streetsboro Market Breakdown by Property Type

Featured Streetsboro Neighborhoods

Streetsboro has grown through subdivision development, and pricing varies between the newer phases and the older sections:

Arrowhead Trails · Boiling Brook · Boulder Creek · Briar Root Manor · Bristol Lane · Brugmann Acres · Camelot Village · Cowan Lake · Deer Meadow Estates · Deer Meadows · Delco Homes · Fairview Acres · Fairways At Boulder Creek · Forest Valley · Gayland Park · Gilllie Park Estates · Green Haven · Greentree Hoa · Greentree Village · Hannum Crossing

What This Means If You Are Buying

Trust the list prices — within reason. This is a market where asking prices are close to market value, which makes screening easier. A listing well above $160 per square foot needs to justify itself with condition or size.

Use the selection, but identify the competitive listings. Thirty-three homes means you can compare properly. The ones producing that 102% average will not wait, so know which those are.

Budget above list on the good ones. The average buyer paid $5,432 over. That is the cost of winning a well-priced home here.

What This Means If You Are Selling

Your competition prices accurately, which is both an advantage and a constraint. The advantage: buyers here take asking prices seriously, so a well-priced home gets real attention quickly. The constraint: an overpriced listing has nowhere to hide.

Price at the market and let the competition produce the premium — that is what generated the 102.0% average. And build the timeline into your planning: recent closings took 64 days to contract, and current listings are averaging 75, so plan on roughly two and a half months rather than one.

With thirty-two other homes competing, presentation and condition decide which listings get the showings.

How Streetsboro Compares Nearby

Aurora — $499,677 average sale, 37 active, 30 pending, $175/sq ft
Garrettsville — $362,054 average sale, 10 active, 5 pending, $154/sq ft
Kent — $314,006 average sale, 35 active, 27 pending, $153/sq ft
Streetsboro — $280,279 average sale, 33 active, 21 pending, $150/sq ft
Ravenna — $247,767 average sale, 30 active, 38 pending, $144/sq ft
Windham — $201,289 average sale, 3 active, 3 pending, $138/sq ft

Portage County is remarkably uniform on per-foot pricing outside of Aurora. Kent, Garrettsville, and Streetsboro all sit between $150 and $154 — the differences in average sale price across those three are almost entirely differences in house size.

Aurora is the county’s premium market at $175 per foot on homes averaging over 3,000 square feet. Ravenna is the step down at 4% less per foot, and is the county’s deepest pending pipeline at 38 against 30 active.

Frequently Asked Questions

What is the average home price in Streetsboro, Ohio?

Recent closed sales in the Streetsboro market area averaged $280,279, or about $150 per square foot on an average of 1,947 finished square feet. That is roughly $5,000 below the Ohio statewide median of $285,000.

How much is the monthly payment on an average Streetsboro home?

At the $280,279 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $1,439 per month on a $224,223 loan. Portage County property taxes and homeowners insurance are additional.

Are homes in Streetsboro selling above asking price?

Yes. The average sale closed at 102.0% of list — about $5,432 over asking, on an average list price of $274,847.

Is Streetsboro a buyer or a seller market right now?

It is genuinely mixed, which is unusual. There are 33 active listings against 21 under contract — a ratio of 1.57 that gives buyers real selection — yet sales are still closing 2% above asking. Buyers get choice; sellers still get a premium on well-priced homes.

Are asking prices in Streetsboro realistic?

Unusually so. Active listings ask about $154 per square foot, pending sales $153, and recent closings landed at $150. A spread of under 3% from asking to closing is far tighter than most Ohio markets, where the gap commonly runs 6 to 15%. Streetsboro sellers price close to the market.

How long do homes take to sell in Streetsboro?

Recent closings averaged 64 days from list to contract. Homes currently for sale and homes currently under contract have both been listed an average of 75 days — longer than the ones that already closed, which suggests the pace has eased somewhat since those transactions were written.

How does Streetsboro compare to Kent and Aurora?

Streetsboro is priced almost identically to Kent per square foot — $150 against $153 — with Kent’s higher average sale price reflecting larger homes. Aurora is the premium market in the area at $175 per square foot and an average sale of $499,677, on homes averaging over 3,000 square feet.

Why is Streetsboro growing?

It sits at the junction of SR-14 and SR-43 with direct access toward both Cleveland and Akron, which makes it a practical commuter base for either. That location, combined with available land in Portage County, has supported steady residential development — and shows up in the data as 87 recent closings and a relatively deep 33-listing inventory.

Get a Personalized Streetsboro Market Analysis

Streetsboro is a market where pricing accuracy is the norm, which means the cost of getting it wrong is unusually visible. An overpriced listing here stands out against thirty-two correctly priced ones, and an underpriced one leaves money on the table in a market paying 2% over asking.

If you are selling, I will price your home where the market has actually been clearing and position it to draw the competition that produces those premiums. If you are buying, I can tell you which of the current listings are priced to move and which will still be available next month.

Contact Christopher Lotte to get started, or browse the full Streetsboro, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the Streetsboro Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Figures are averages for the Streetsboro market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Streetsboro

no comments yet

Aug. 30, 2026

North Canton Ohio Real Estate Market Report – August 2026

North Canton Ohio Real Estate Market Report August 2026

North Canton and Canton share a border. North Canton sells at $158 per square foot; Canton at $127. That is a 24% premium for crossing a municipal line — the widest such gap in Stark County. With 257 recent closings, sales landing $8,957 above asking, and only 51 homes currently available, the market is clearly willing to pay it. What is worth understanding is exactly what the premium is for, and whether it is for you.

North Canton Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
51	53	257	$309,630
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$406,198	$158	103.0%	47 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.4	2,033 sq ft	$1,590

Source: North Canton, Ohio Real Estate Market Report, MLS Now data as of August 2026. Figures cover the North Canton market area as defined by the MLS, which extends beyond the municipal boundary. Monthly payment assumes 20% down at 6.65%, principal and interest only.

The Canton Line Is a $31-per-Foot Line

Set the two markets side by side:

North Canton — $309,630 average sale, 2,033 sq ft, $158/sq ft, 51 active
Canton — $227,580 average sale, 1,805 sq ft, $127/sq ft, 237 active

Some of the $82,000 difference in average sale price is size — North Canton homes run about 230 square feet larger. But most of it is not. On a per-foot basis North Canton commands 24% more, which is the real measure of what the address is worth.

That premium is not arbitrary. North Canton City Schools, the township services in the surrounding market area, the Hoover District redevelopment, and the general condition and vintage of the housing stock all factor into it. Whether it is worth $31 a square foot to you depends on which of those things you actually use.

It is worth being deliberate about, though. Buyers frequently rule out Canton entirely without pricing the alternative, and on a 2,000-square-foot home the difference is roughly $62,000. That is a large sum to spend without having compared.

Three Percent Over Asking, on 257 Sales

The average North Canton sale closed at 103.0% of list — about $8,957 above asking, against an average list price of $300,673.

Across 257 transactions, that is not a handful of bidding wars pulling up a mean. It is the ordinary outcome. For a buyer it means asking price is a floor rather than a ceiling; an at-list offer on a well-positioned North Canton home is a starting position, not a strong one.

The supply data backs it up. Fifty-one homes are available against fifty-three under contract — a ratio of 0.96. Slightly more inventory is committed than can be viewed.

Current Listings Are Testing a Higher Number

Here is the figure to watch. Recent North Canton sales closed at $158 per square foot. The homes currently listed are asking $181 — about 15% more.

Part of that reflects the mix: active listings average 2,239 finished square feet against 2,033 for sold homes, so the current crop is somewhat larger and larger homes often carry a higher rate. But 15% is a wide enough gap to treat as a signal in its own right.

The open question is whether the market pays it. Active listings have been out an average of only 47 days, so there is not yet enough evidence either way. What the 103.0% sale-to-list ratio does tell us is that the market has readily paid the previous level and a bit more.

For buyers, the practical rule is to price offers off closed comparable sales rather than off what the neighbors are asking. For sellers, the same 103.0% figure is a caution as much as an encouragement: it was earned by homes priced at $158 per foot, and it does not automatically extend to homes priced at $181.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. North Canton closes about $25,000 above the statewide median with a much tighter supply picture.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $247,704 loan that is roughly $1,590 a month in principal and interest; the move from 7.00% to 6.65% is worth about $58 a month.

North Canton Market Breakdown by Property Type

What This Means If You Are Buying

Anchor on closed sales, not asking prices. With current listings at $181 per foot against $158 on recent closings, what the neighbors are asking is not evidence of value.

Expect to pay above list. The average buyer paid $8,957 over. Budget for it in your maximum, not just your offer.

Price the Canton comparison honestly. A 24% per-foot difference across a shared border is real money. Look at both before deciding, even if you expect to choose North Canton.

Be ready to move. Fifty-one listings, fifty-three under contract, and a 47-day active average mean well-priced homes do not wait. Full underwriting approval beats a prequalification letter here.

What This Means If You Are Selling

Conditions are strong: limited competition, buyers paying 3% over asking, and homes reaching contract in under two months.

The way to capture that premium is to price where the market has been clearing and let buyers compete, rather than to build the premium into your list price. The 103.0% average was produced by homes priced at the $158-per-foot level; the current crop of listings asking $181 has not yet demonstrated the same result.

Plan on roughly seven to eight weeks from list to contract, and have Stark County disclosures ready before going active.

How North Canton Compares Nearby

Green — $379,611 average sale, 24 active, 18 pending, $164/sq ft
Uniontown — $379,225 average sale, 67 active, 35 pending, $159/sq ft
Hartville — $376,300 average sale, 13 active, 12 pending, $177/sq ft
North Canton — $309,630 average sale, 51 active, 53 pending, $158/sq ft
Louisville — $271,407 average sale, 21 active, 26 pending, $151/sq ft
Massillon — $255,320 average sale, 77 active, 74 pending, $145/sq ft
Canton — $227,580 average sale, 237 active, 188 pending, $127/sq ft
Alliance — $207,003 average sale, 72 active, 45 pending, $127/sq ft

Uniontown is the closest match on per-foot value at $159 — within a dollar of North Canton — and its $70,000 higher average sale price is entirely a size effect, with homes averaging 2,400 square feet. It also carries 67 active listings against North Canton’s 51, so a buyer wanting more house and more choice at the same rate per foot should look there.

Louisville is the step down at about 4% less per foot, and Hartville is the premium end of the county at $177.

Frequently Asked Questions

What is the average home price in North Canton, Ohio?

Recent closed sales in the North Canton market area averaged $309,630, or about $158 per square foot on an average of 2,033 finished square feet. That is roughly $25,000 above the Ohio statewide median and about 24% more per square foot than neighboring Canton.

How much is the monthly payment on an average North Canton home?

At the $309,630 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $1,590 per month on a $247,704 loan. Stark County property taxes and homeowners insurance are additional.

Are homes in North Canton selling above asking price?

Yes, consistently. The average sale closed at 103.0% of list — about $8,957 over asking, on an average list price of $300,673. That is one of the stronger premiums in Northeast Ohio this month.

Is North Canton a buyer or a seller market right now?

A seller market. There are 51 active listings against 53 already under contract — a ratio of 0.96, meaning slightly more homes are committed than available — and 257 have closed recently. Sales clearing 3% above asking confirm which way the pressure runs.

Why are asking prices higher than recent sale prices in North Canton?

Current active listings are asking about $181 per square foot against $158 on recent closings — roughly 15% more. Part of that is the mix: active listings average 2,239 finished square feet against 2,033 for sold homes. But the per-foot gap is wide enough to note. With active listings averaging only 47 days on market, it is too early to know whether the market will pay it.

How long do homes take to sell in North Canton?

Recent closings averaged 53 days from list to contract, pending sales 55 days, and homes currently for sale have been listed 47 days. The consistency across all three indicates a market with no backlog of stale inventory.

Is North Canton worth the premium over Canton?

That is a personal decision, but the size of the premium is worth knowing precisely: $158 per square foot against $127, and an average sale price of $309,630 against $227,580. The two share a border. Schools, township services, and the specific neighborhood are what people are paying for, and the 24% per-foot difference is large enough that it should be a deliberate choice rather than a default.

Does the North Canton market report cover only the city?

It covers the North Canton market area as defined by the MLS, which extends beyond the municipal boundary into the surrounding township areas that share the North Canton address and school district. That is why the transaction volume — 257 recent closings — is larger than a city of 17,727 alone would generate.

Get a Personalized North Canton Market Analysis

North Canton is a market where the gap between what is being asked and what has been paid is currently unusually wide. Reading that gap correctly is worth real money to whichever side of the transaction you are on.

If you are selling, I will tell you where your home sits against actual closed comparable sales and how to price it to generate the competition that produces this market’s premiums. If you are buying, I can give you a straight read on whether a given asking price is supported, and get you in front of new listings quickly.

Contact Christopher Lotte to get started, or browse the full North Canton, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the North Canton Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Figures cover the North Canton market area as defined by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-North Canton

no comments yet

Aug. 30, 2026

Ashtabula Ohio Real Estate Market Report – August 2026

Ashtabula Ohio Real Estate Market Report August 2026

168 homes have closed recently in Ashtabula, a city of 17,856 — one of the highest turnover rates relative to population anywhere in this series. The average sale was $184,957, about $130 per square foot, and buyers negotiated roughly $2,914 off asking. Sixty-one homes are currently available against 49 under contract. Ashtabula is affordable, liquid, and mildly buyer-favoring — a combination that is harder to find in Ohio right now than it sounds.

One correction before the numbers: an MLS test record priced at $12,000,123 is currently sitting in Ashtabula’s active listings and badly distorts the published asking-price average. That is explained below, and every figure here accounts for it.

Ashtabula Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
61	49	168	$184,957
Avg List Price (Active, corrected)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
~$255,795	$130	98.4%	80 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
2.9	1.8	1,555 sq ft	$950

Source: Ashtabula, Ohio Real Estate Market Report, MLS Now data as of August 2026. Active list price corrected to remove one MLS test record — see below. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Numbers: One Test Record

The market report page shows an average active asking price for Ashtabula of $448,325. Nothing in this market supports that figure — recent sales are averaging $184,957.

The cause is a single entry addressed “12345 TEST”, priced at $12,000,123 with no square footage recorded. It is an MLS test record — the kind created to verify a data feed is working, which occasionally escapes into live syndication rather than being purged.

That one record carries $12 million into a pool of 61 listings. Removing it, the 60 genuine active listings average approximately $255,795. The 51 most recently listed active properties, viewed individually, average $268,525 and range from $16,500 to $1,000,000 — consistent with the corrected figure.

The sold and pending segments contain no such record, so the $184,957 average sale price, the $130 per square foot, and the 98.4% sale-to-list ratio all stand on their own. Those are the numbers that matter for valuing a home here, and they are sound.

168 Closings Is the Number That Matters

One hundred sixty-eight recent closings in a city of 17,856 is remarkable volume — higher, in absolute terms, than many communities several times Ashtabula’s size elsewhere in this report.

That matters because a low average price on its own is ambiguous. It can mean housing is cheap and readily traded, or it can mean nothing sells and prices have stopped meaning anything. Ashtabula is emphatically the first. Property here changes hands constantly.

For a buyer, that is reassurance about resale. For an investor, it is evidence that an exit exists. For a seller, it means there is a functioning market to sell into — just not a fast one.

A Small Discount and Some Selection

Sixty-one active listings against forty-nine under contract gives a ratio of 1.24 — more inventory than commitments, though not dramatically so. Sales are closing at 98.4% of list, about $2,914 below asking.

Neither figure is extreme. Together they describe a market that gives buyers modest leverage: enough choice to compare properly, enough room to negotiate 1–2%, and enough time to think. Recent closings took 80 days from list to contract and pending sales 72 days.

Sellers should read the same numbers as a pricing discipline. There is no competitive pressure here to lift an aggressive list price — buyers with sixty alternatives simply move on.

$950 a Month, and What That Really Costs

At the average closing price of $184,957 with 20% down, principal and interest run about $950 a month on a $147,966 loan — for a home averaging 1,555 finished square feet.

The honest caveat is the same one that applies across the Lake Erie shore counties: at $130 per square foot you are buying largely older housing stock, and condition varies enormously street to street and property to property. Roofs, furnaces, wiring, and foundations are where the real cost of an inexpensive house gets decided. A thorough inspection is not an optional expense at this price point — it is the most important money you will spend before closing.

Lake-proximate properties carry their own considerations as well, from insurance to drainage. Verify both for any specific address rather than assuming from the sale price.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Ashtabula closes about $100,000 below that median — roughly 65% of the statewide figure.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $147,966 loan that is roughly $950 a month in principal and interest, with the move from 7.00% to 6.65% worth about $35 a month.

Ashtabula Market Breakdown by Property Type

Featured Ashtabula Neighborhoods

Ashtabula spans the harbor district, the lakefront, and the inland neighborhoods, and pricing varies widely between them:

Adnah Scoville Estate · Ashtabula City · Austin Allt · Bunker Hill Estates · Buttonwood Estates · Cabins On The Lake · Connecticut Western Reserve · Country Club Estates · East Geneva On Lake · Eastlake Meadows · Elks View · Elm Park · Erin Bluff Lakefront Villas · Farm View Acres · Fisks Village · Forest Ridge · Fox Estates · Green Acres · Harmon Park Add · Haskells Elm Park

What This Means If You Are Buying

Do not price from the active-listing average. The test record makes it meaningless, and any automated valuation drawing from the same feed has inherited the error. Anchor on closed sales.

Negotiate, modestly. The average buyer got about 1.6% off. Ask for it; do not expect ten percent.

Inspect thoroughly. At $130 per square foot in older stock, the inspection is where you find out what the house actually costs.

Use the time you have. With 61 listings and an 80-day pace, see enough homes to understand the range. The harbor district, the lakefront, and the inland neighborhoods are genuinely different markets.

What This Means If You Are Selling

The good news is volume: 168 recent closings means there are real buyers here. The discipline required is pricing, because sixty other homes are competing for them.

Anchor at the $130 per square foot benchmark, adjust honestly for condition and location, and plan on roughly eleven to twelve weeks to a contract. An overpriced listing in this market does not get negotiated down — it gets skipped, and then needs the reduction anyway with two months of market time already spent.

Presentation carries real weight when buyers have this much choice and no urgency.

How Ashtabula Compares Nearby

Geneva — $360,457 average sale, 51 active, 22 pending, $190/sq ft
Jefferson — $262,277 average sale, 10 active, 11 pending, $142/sq ft
Madison — $231,744 average sale, 34 active, 35 pending, $146/sq ft
Conneaut — $188,263 average sale, 29 active, 28 pending, $121/sq ft
Ashtabula — $184,957 average sale, 61 active, 49 pending, $130/sq ft

Conneaut is Ashtabula’s closest peer on price — within $3,300 on average sale — at about 7% less per square foot, with roughly half the inventory and a slower 84-day pace.

Geneva is the outlier in the county, closing at $190 per square foot on the strength of its lakefront and wine-country properties. Madison sits between, at $146 per foot, and is the natural step up for a buyer who wants newer stock while staying in the county.

Frequently Asked Questions

What is the average home price in Ashtabula, Ohio?

Recent closed sales in the Ashtabula market area averaged $184,957, or about $130 per square foot on an average of 1,555 finished square feet. That is roughly $100,000 below the Ohio statewide median of $285,000.

Why does the market report page show an average asking price near $448,000?

Because an MLS test record is sitting in Ashtabula active listings — an entry addressed “12345 TEST” priced at $12,000,123, with no square footage. It is not a property. Removing it, the 60 genuine active listings average approximately $255,795. The sold and pending figures are unaffected.

How much is the monthly payment on an average Ashtabula home?

At the $184,957 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $950 per month on a $147,966 loan. Ashtabula County property taxes and homeowners insurance are additional.

Can you negotiate on price in Ashtabula?

Yes, modestly. The average sale closed at 98.4% of list — about $2,914 below asking. With 61 active listings against 49 under contract, buyers have both choice and a small amount of room.

Is Ashtabula a buyer or a seller market right now?

It tilts toward buyers. The active-to-pending ratio is 1.24, sales are closing slightly below asking, and homes take an average of 80 days from list to contract. That said, 168 homes have closed recently in a city of 17,856 — this is an active market, not a stalled one.

How long do homes take to sell in Ashtabula?

Recent closings averaged 80 days from list to contract and pending sales 72 days. Plan on roughly two and a half to three months rather than weeks.

Is Ashtabula a good market for investors?

The entry price of about $130 per square foot combined with 168 recent closings gives both low cost and genuine liquidity, which is an uncommon pairing. The counterweights are pace — 80 days to contract — and older housing stock where condition varies enormously. Verify actual rents, Ashtabula County tax rates, and get a thorough inspection before underwriting anything.

How does Ashtabula compare to Conneaut and Madison?

Ashtabula sits between them. Its $130 per square foot is above Conneaut’s $121 and below Madison’s $146, and its average sale price of $184,957 falls between Conneaut’s $188,263 and Madison’s $231,744. Ashtabula carries substantially more transaction volume than either — 168 recent closings against 77 and 84.

Get a Personalized Ashtabula Market Analysis

Ashtabula is a good illustration of why citywide numbers deserve scrutiny. One fake listing turned a $256,000 asking-price average into a $448,000 one, and the harbor district, the lakefront, and the inland neighborhoods differ enough from one another that a single citywide figure would be misleading even without the bad data.

If you are selling, I will value your home against the sales that genuinely compare to it, in your part of the city. If you are buying, I can tell you which of the 61 listings are worth your time, what to look hard at, and where the negotiating room actually sits.

Contact Christopher Lotte to get started, or browse the full Ashtabula, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the Ashtabula Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Sold and pending figures are as reported by the MLS; the active-listing average was recalculated to exclude one MLS test record ("12345 TEST", $12,000,123). Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Ashtabula

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Aug. 30, 2026

Steubenville Ohio Real Estate Market Report – August 2026

Steubenville Ohio Real Estate Market Report August 2026

The average home sold in Steubenville closed for $7,962 below asking — 95.7% of list price, the deepest average buyer discount in percentage terms of any market in this series. There are 55 homes for sale against 28 under contract, and the typical sale takes 96 days to reach a contract. Selection, time, and real negotiating room: Steubenville is the clearest buyer market in this entire report.

Steubenville Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
55	28	101	$178,995
Avg List Price (Sold)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$186,957	$110	95.7%	96 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	2.0	1,700 sq ft	$919

Source: Steubenville, Ohio Real Estate Market Report, MLS Now data as of August 2026. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Four Percent Under Asking, Consistently

A 95.7% average sale-to-list ratio is a meaningful outlier in this year’s Ohio data, where most markets are clearing at or above list. Steubenville buyers are averaging $7,962 off the asking price.

The important question with any figure like that is whether it reflects the broad market or a handful of distressed transactions dragging the mean. Here it is the broad market: among the individually detailed closings on the market report page, the median sale-to-list ratio is 96.4%, and only half fall inside the 95–105% band that most Ohio markets cluster in. The discount is normal here, not exceptional.

That has a direct consequence for how you transact. In most of Ohio right now, an offer below asking is a decision not to buy the house. In Steubenville it is the standard opening move, and sellers should expect it.

Fifty-Five Listings and Ninety-Six Days

The active-to-pending ratio is 1.96 — nearly two homes available for every one under contract. Days-on-market runs long across every segment: 71 days for active listings, 88 for pendings, and 96 for recent closings.

Read those two facts together and the market becomes legible. There is more supply than current demand absorbs, so homes wait, and waiting homes eventually meet buyers who negotiate. Nothing about that is dysfunctional — 101 homes have closed recently, which is real volume for a city of 18,124. It is simply a market operating at a different tempo than most of the state.

For a buyer, that tempo is the opportunity. You can see a dozen homes, sleep on it, and make a considered offer without losing the house. Almost nowhere else in this report can you do that.

Genuine Affordability at $110 Per Square Foot

At $110 per square foot and an average sale price of $178,995, Steubenville is among the most affordable markets covered here. Principal and interest on the average purchase runs about $919 a month with 20% down.

Some context for why: Steubenville sits in the Ohio Valley directly on the West Virginia border, and Jefferson County’s population and industrial employment base have contracted substantially over several decades. Housing built for a much larger city still stands. That is the honest explanation for the price level — not a market inefficiency waiting to be arbitraged, but a long-running imbalance between the housing stock and the number of households competing for it.

What that means practically is that the purchase price is often the smaller part of the decision. At $110 per square foot in largely older housing stock, the condition of the roof, the furnace, the wiring, and the foundation determines whether an inexpensive house is actually inexpensive. Budget for a thorough inspection and for what it finds. Two homes at the same price on the same street can differ by $40,000 in real cost.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Steubenville closes about $106,000 below that median, at roughly 63% of the statewide figure, with a looser supply picture than the state as a whole.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $143,196 loan that is roughly $919 a month in principal and interest; the difference between 7.00% and 6.65% is about $34 a month here.

Rates are not what moves this market. Absorption is.

Steubenville Market Breakdown by Property Type

What This Means If You Are Buying

Negotiate, and expect it to work. The average buyer got 4.3% off. Asking for it is normal practice here, not an aggressive tactic.

Spend the savings on inspection. This is the single most important line in this report. At $110 per square foot in older stock, the mechanical systems determine your real cost. Get a thorough inspection and hold a reserve for what it finds.

Take your time — you have it. With 55 listings and a 96-day pace, see enough homes to understand what the money buys on each street. Rushing is the one mistake this market does not require you to make.

Think about resale before you buy. If there is any chance you will need to sell within a few years, factor in that the exit takes three months and typically settles below asking.

What This Means If You Are Selling

Be realistic on both price and timeline. Fifty-four other homes are competing with you, buyers are negotiating roughly 4% under asking, and reaching a contract takes about three months on average.

Pricing correctly at the outset matters more here than almost anywhere, because there is no competitive pressure to rescue an aggressive number. An overpriced Steubenville listing does not get bid down — it gets ignored while buyers work through the other fifty-four, and then it needs a reduction anyway, having burned two months of market time.

The per-foot benchmark is around $110. Anchor there, adjust honestly for condition, and invest in presentation. With this much competing inventory and buyers under no time pressure, the home that shows best is the one that gets seen.

How Steubenville Compares Nearby

Wintersville — $224,662 average sale, 20 active, 13 pending, $128/sq ft
Steubenville — $178,995 average sale, 55 active, 28 pending, $110/sq ft
Toronto — $167,595 average sale, 17 active, 11 pending, $110/sq ft
East Liverpool — $166,151 average sale, 53 active, 31 pending, $97/sq ft
Bellaire — $163,344 average sale, 8 active, 10 pending, $94/sq ft
Martins Ferry — $131,889 average sale, 21 active, 12 pending, $101/sq ft
Mingo Junction — $121,685 average sale, 12 active, 8 pending, $91/sq ft

Wintersville is the immediate step up — about 16% more per square foot than Steubenville, with newer stock and a much tighter market at 20 listings against 13 pending. For a buyer who wants the area but not the 96-day pace, that is where to look first.

Toronto matches Steubenville exactly on price per square foot at $110 with roughly a third of the inventory. Below that, the valley steps down through Martins Ferry and Mingo Junction into the $91–$101 range, where days-on-market runs longer still.

Frequently Asked Questions

What is the average home price in Steubenville, Ohio?

Recent closed sales in the Steubenville market area averaged $178,995, or about $110 per square foot on an average of 1,700 finished square feet. That is roughly $106,000 below the Ohio statewide median of $285,000.

How much is the monthly payment on an average Steubenville home?

At the $178,995 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $919 per month on a $143,196 loan. Jefferson County property taxes and homeowners insurance are additional.

How much can you negotiate off asking price in Steubenville?

More, in percentage terms, than in any other market covered in this series. The average sale closed at 95.7% of list — roughly $7,962 below asking. The median of the individually detailed closings is 96.4%, so this is a broad pattern rather than a few distressed outliers.

Is Steubenville a buyer or a seller market right now?

Decisively a buyer market. There are 55 active listings against 28 under contract — a ratio of 1.96 — homes take an average of 96 days from list to contract, and buyers are paying about 4% under asking. Buyers here have selection, time, and negotiating room, which is a rare combination anywhere in Ohio this month.

How long do homes take to sell in Steubenville?

Recent closings averaged 96 days from list to contract — more than three months, and among the slowest in this series. Pending sales are averaging 88 days and homes currently for sale have been listed 71 days. Sellers should plan on a season, not a month.

Why are homes so affordable in Steubenville?

Steubenville sits in the Ohio Valley on the West Virginia border, in a county whose population and industrial base have contracted substantially over several decades. Housing supply built for a much larger population still exists, and demand has not kept pace with it. The result is genuine affordability — $110 per square foot — combined with slow absorption.

Is Steubenville a good market for investors?

The entry price is among the lowest in this series and 101 homes have closed recently, so the market does transact. The risks are the ones the data shows plainly: 96 days to contract, sales below asking, and 55 competing listings mean exits are slow and pricing power is limited. Franciscan University supports some rental demand. Verify actual rents, Jefferson County tax rates, and the condition of what is largely older housing stock before underwriting anything.

How does Steubenville compare to Wintersville and Toronto?

Steubenville is priced between them per square foot — $110 against $128 in Wintersville and $110 in Toronto — but it carries far more inventory, with 55 active listings against 20 and 17 respectively. Wintersville is the premium option in the immediate area at about 16% more per foot.

Get a Personalized Steubenville Market Analysis

In a market at $110 per square foot with a three-month sales cycle, the difference between a good purchase and an expensive mistake is rarely the price. It is the condition of the house and how honestly it was priced to begin with.

If you are buying, I can tell you which of the 55 listings are genuinely worth pursuing, what to look hard at before you commit, and where the negotiating room actually is. If you are selling, I will give you a realistic price and a realistic timeline rather than an optimistic one — which in this market is worth considerably more.

Contact Christopher Lotte to get started, or browse the full Steubenville, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the Steubenville Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Citywide averages are as reported by the MLS; the median sale-to-list figure was calculated from the individually detailed closings shown on the market report page. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Steubenville

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Aug. 30, 2026

Berea Ohio Real Estate Market Report – August 2026

Berea Ohio Real Estate Market Report August 2026

The twenty homes for sale in Berea have been on the market an average of 20 days. That is among the fastest-turning inventory of any city covered in this series. Nothing here has had time to sit. Twenty-seven more homes are already under contract, 97 have closed recently, and the average sale is landing $5,089 above asking. If you are trying to buy in Berea, the constraint is not price. It is that the house you want will be under contract before you finish thinking about it.

Berea Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
20	27	97	$266,475
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$219,804	$156	101.9%	20 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.1	1,844 sq ft	$1,369

Source: Berea, Ohio Real Estate Market Report, MLS Now data as of August 2026. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Twenty Days on Market Is Almost Unheard Of

Active days-on-market is the number that reveals what a market has passed over. Sold days-on-market describes the homes that succeeded; active days-on-market describes the ones still waiting. When that second figure runs high — 60, 80, 100 days — it means the listings you can see are the ones buyers have already declined.

Berea is at 20 days. For context, the surrounding markets this month:

Berea — 20 days
Brook Park — 39 days
North Olmsted — 56 days on recent closings
Olmsted Falls — 58 days on recent closings

There is effectively no aged inventory in Berea. Every home currently listed is, on average, less than three weeks old. That means the twenty listings you see are not a standing selection to work through — they are a rolling snapshot of what has arrived in the last few weeks, and most of them will be gone before new ones replace them.

More Homes Committed Than Available

Twenty active listings against twenty-seven under contract gives an active-to-pending ratio of 0.74. More Berea homes are spoken for right now than a buyer can walk into.

Add the 97 recent closings and the arithmetic is stark: roughly five homes have sold for every one currently available. Berea is absorbing inventory far faster than it is producing it, and as a compact, largely built-out city, it has limited capacity to add more.

The result shows up in the closing data. Sales are landing at 101.9% of list — about $5,089 over asking on an average list price of $261,386. Buyers are competing, not negotiating.

What the Premium Is Buying

At $156 per square foot, Berea sits in the middle of its corridor — below Brook Park at $161 and Fairview Park at $167, above North Olmsted and Olmsted Falls at $153.

What separates it is not the rate per foot — it is the speed. Berea trades at ordinary corridor pricing but with a demand profile that none of its neighbors match. The combination that produces it is unusual for western Cuyahoga County: a walkable historic downtown around the triangle, Baldwin Wallace University, Metroparks frontage along the Rocky River, and immediate access to the airport and both interstates, all in a city small enough to cross in ten minutes.

For a buyer, the useful implication is that Berea will not look expensive on a price-per-foot comparison. It will simply be hard to get into.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Berea closes just below that median price — and its supply picture bears no resemblance to the statewide one. Twenty listings against 97 recent closings is a fraction of a month, not three and a half.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $213,180 loan that is roughly $1,369 a month in principal and interest.

Cuyahoga County property taxes add substantially to that figure and vary by parcel. Get the actual number for any specific address before you budget from the sale price.

Berea Market Breakdown by Property Type

Featured Berea Neighborhoods

Berea is compact and largely built out, and pricing shifts between its older core and the outer allotments:

Asling Hartman West Bridge · Baldwin Estates · Baldwin House Condos · Baldwin Institute Add · Baldwin Place · Balwin House · Berea Center · Berea Downs · Berea Seminary · Blue Grass · Blue Grass Manor · Bonds Pkwy Resub · Brookfield Homes · Butternut Lane Resub · Eastland Colony · Eastland Estates · Ensenada Court · Fairmount Park · Glen Oaks · Glenwood Circle

What This Means If You Are Buying

Be fully approved before you look. In a 20-day market, the practical difference between buyers is how fast they can respond. A prequalification letter is not enough; full underwriting approval is what lets you write on the day a home lists.

Set up instant alerts and view immediately. Waiting for the weekend open house is, in Berea, usually waiting too long.

Plan to go above asking. The average buyer paid $5,089 over. An at-list offer is a starting position here, not a strong one.

Know your fallback. Brook Park, Olmsted Falls, and North Olmsted are all adjacent and all move more slowly. If Berea does not work out, those are where the same money goes further and you get time to think.

What This Means If You Are Selling

These are close to ideal conditions. Nineteen other listings citywide, buyers paying above asking, and homes going under contract in a matter of weeks.

The mechanism producing the premium is competition, and competition requires an accessible price. Pricing at the market generates multiple offers in a 20-day environment; pricing above it forfeits that dynamic and makes a home conspicuous, because everything around it is fresh and moving.

Given the speed, be genuinely ready before you list — photographs, showing availability, and a plan for where you are going. Sellers in Berea are more often caught out by a fast contract than by a slow one. Confirm Cuyahoga County point-of-sale inspection requirements for your address well in advance.

How Berea Compares Nearby

Middleburg Heights — $304,013 average sale, 21 active, 15 pending, $158/sq ft
Fairview Park — $280,562 average sale, 12 active, 15 pending, $167/sq ft
North Olmsted — $279,928 average sale, 30 active, 33 pending, $153/sq ft
Olmsted Falls — $268,187 average sale, 14 active, 21 pending, $153/sq ft
Berea — $266,475 average sale, 20 active, 27 pending, $156/sq ft
Brook Park — $231,664 average sale, 18 active, 14 pending, $161/sq ft

Olmsted Falls is the closest comparison on price — within $1,700 on average sale — at 2% less per square foot and with a similarly tight supply ratio. If Berea itself is not available, that is the first place to look.

Brook Park is the affordability step down at $35,000 less on average, though at a higher rate per square foot — the difference is house size, with Brook Park sales averaging 1,502 square feet against Berea’s 1,844.

Frequently Asked Questions

What is the average home price in Berea, Ohio?

Recent closed sales in the Berea market area averaged $266,475, or about $156 per square foot on an average of 1,844 finished square feet. That is roughly $19,000 below the Ohio statewide median of $285,000.

How much is the monthly payment on an average Berea home?

At the $266,475 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $1,369 per month on a $213,180 loan. Cuyahoga County property taxes and homeowners insurance are additional and are substantial.

How fast do homes sell in Berea?

Faster than anywhere else covered in this series. The homes currently for sale have been listed an average of just 20 days, and pending sales averaged 29 days. There is essentially no inventory in Berea that has been sitting.

Is Berea a buyer or a seller market right now?

Firmly a seller market. There are 20 active listings against 27 already under contract — a ratio of 0.74, meaning more Berea homes are spoken for than are available to view — and sales are closing at 101.9% of list, about $5,089 above asking.

Why is inventory so tight in Berea?

Ninety-seven homes have closed recently against twenty currently available. At that pace the entire active inventory represents only a few weeks of transaction volume. Berea combines a walkable historic downtown, Baldwin Wallace University, Metroparks frontage, and immediate airport and interstate access in a compact city of 18,218 — and very little new housing is being added to it.

How much can you negotiate off asking price in Berea?

Realistically, nothing. The average buyer paid $5,089 above asking. On a home that has been listed for less than three weeks — which describes nearly all of them — an under-asking offer is generally a decision not to compete.

How does Berea compare to Brook Park and North Olmsted?

Berea sits between them on price and well ahead on speed. At $156 per square foot it is slightly below Brook Park ($161) and above North Olmsted ($153), with an average sale price of $266,475 against $231,664 and $279,928 respectively. The bigger difference is pace: Berea active listings average 20 days on market against 39 in Brook Park and 56 in North Olmsted.

Is Berea a good market for investors?

Baldwin Wallace University anchors steady rental demand, and the transaction volume — 97 recent closings — means properties genuinely trade. The obstacle is acquisition: with twenty listings and homes going under contract in under a month, sourcing is the hard part, not exiting. Verify rents, Cuyahoga County tax rates, and any local rental registration or point-of-sale inspection requirements before underwriting.

Get a Personalized Berea Market Analysis

In a market where the average listing is three weeks old, being early matters more than being clever. By the time a Berea home appears on a national portal and gets scheduled for a weekend showing, it is frequently already spoken for.

If you are buying, I can get you notified the day a Berea home lists and out to see it immediately — which in a 20-day market is most of what determines whether you get one. If you are selling, I will price your home to generate the competition that produces Berea’s above-asking closings, and make sure you are ready for how quickly it is likely to go.

Contact Christopher Lotte to get started, or browse the full Berea, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the Berea Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Figures are averages for the Berea market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Berea

no comments yet

Aug. 30, 2026

Pataskala Ohio Real Estate Market Report – August 2026

Pataskala Ohio Real Estate Market Report August 2026

Pataskala closed 207 sales recently in a city of 18,223 people. That is among the highest turnover relative to population anywhere in this series. And unlike almost everywhere else in the Columbus metro, buyers here are getting a discount: the average home sold for $5,276 below asking, with 96 listings available against just 48 under contract. Central Ohio’s inventory shortage does not extend to Pataskala.

Pataskala Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
96	48	207	$417,982
Avg List Price (Sold)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$423,258	$199	98.8%	76 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.4	2.8	2,173 sq ft	$2,147

Source: Pataskala, Ohio Real Estate Market Report, Columbus MLS data as of August 2026. Monthly payment assumes 20% down at 6.65%, principal and interest only. A note on the active-listing average appears below.

A Note on the Active Listing Average

The market report page shows an average active asking price for Pataskala of $960,863. No ordinary Pataskala house is priced anywhere near that, and the figure should not be read as a market indicator.

The cause is the composition of the active segment rather than a data error. Pataskala’s active listings include a meaningful number of land parcels, acreage tracts, and high-end properties — the kind of inventory that sits for many months and carries prices far above the residential range. The listings that have been on the market longest, which the raw average includes, skew heavily in that direction: among the 96 active listings, the 51 most recently listed have been out an average of only 20 days, while the remainder have been sitting far longer.

Among those 51 most recent active listings, the median asking price is about $399,900 and the average is roughly $465,000. Those are the numbers that describe the houses a residential buyer will actually be shopping.

The sold and pending figures are unaffected by this and are used throughout the rest of this report: 207 closings, $417,982 average sale price, 98.8% of list, $199 per square foot.

Twice as Many Homes Available as Spoken For

Ninety-six active listings against forty-eight under contract gives an active-to-pending ratio of exactly 2.00. Across most of the Columbus metro this month the equivalent figure is well under 1.0.

Buyers in Central Ohio have spent this cycle competing for a shrinking pool of homes. Pataskala is where that stops being true. The reason is straightforward: Licking County has land, and Pataskala has been building on it. The 207 recent closings and the substantial new-construction pipeline mean supply is genuinely being added here in a way it is not inside the I-270 loop.

Buyers Are Paying Below Asking

The average Pataskala sale closed at 98.8% of list — $417,982 against an average list price of $423,258, a discount of about $5,276. That is one of the largest average buyer discounts in this entire report series, and it stands out sharply against the Columbus-area pattern of homes clearing at or above asking.

Read it alongside the 2.00 supply ratio and the picture is coherent: when buyers have real alternatives, they negotiate. It is not a signal of weakness — 207 closings is a great deal of demand — but of a market where supply has caught up enough to restore some balance.

The practical implication for buyers is that an offer below asking is a normal opening position in Pataskala, not an insult. For sellers, it means the last dollar of an aggressive list price is unlikely to survive to closing.

The Pace Is Slower Here, and There Is a Reason

Recent Pataskala closings took 76 days from list to contract; pending sales are averaging 85 days. Both are slower than most of the Columbus metro.

Two things drive that. The first is new construction, which is a large share of this market — a to-be-built home listed in spring may not close until fall, and that timeline shows up in the data as days on market without indicating any hesitation from buyers. The second is simply the deeper inventory: with 96 homes competing, each one takes longer to find its buyer than it would in a market with twenty.

Neither is a warning sign. But if you are selling in Pataskala on a schedule, plan from an eleven-to-twelve week contract timeline, not a four-week one.

Central Ohio Context and Mortgage Rates

Columbus REALTORS reported a July 2026 metro median sale price of $350,000, up 2.3% year over year, on 3,083 sales with 6,193 active listings and roughly 2.4 months of supply. Pataskala’s average sale price of $417,982 runs well above the metro median — a reflection of newer, larger homes rather than a premium location.

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, with 3.72 months of supply. Pataskala’s 2.00 active-to-pending ratio puts it closer to the statewide supply picture than to the tight Columbus metro one.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $334,386 loan that is roughly $2,147 a month in principal and interest, with the move from 7.00% to 6.65% worth about $79 a month.

Pataskala Market Breakdown by Property Type

Because land and new construction are such a large part of this market, browsing by type is especially useful here:

All Pataskala homes for sale
Pataskala new home construction — a substantial share of this market
Pataskala lots and land — where much of the high-priced active inventory sits
Pataskala condominiums
Pataskala multi-family properties
Pataskala commercial properties
Pataskala distressed sales

Featured Pataskala Neighborhoods

Pataskala has grown through subdivision development, and pricing varies substantially between the newer phases and the older village core:

Amhurst Village · Barrington Ridge · Beech Wood Trails · Beechwood Trails · Borders Place · Bright Waters · Broadmoore Commons · Broadview Crossing · Cole Estates · Cumberland Crossing · Cumberland Trail · Equestrian Estate · Falling Leaf · Happy Homes · Harrison Meadows · Harrison Trace · Harvest Ridge · Heron Manor · Highland Hills · Hillside Farms

What This Means If You Are Buying

You have leverage here that you do not have closer in. Ninety-six listings, twice as many available as pending, and an average sale below asking. Use it — negotiate, ask for closing costs, take the time to see enough homes.

Filter land out of your search. The raw active statistics are dominated by acreage and high-end parcels. Search by property type or you will spend your time reading numbers that have nothing to do with the house you want.

Compare new construction against resale carefully. With a large builder presence, the choice between a to-be-built home and an existing one is a real one here. Builder incentives, timeline, lot premiums, and what is actually included in the base price all matter more than the headline price.

What This Means If You Are Selling

You are competing with ninety-five other listings and, in many cases, with builders who can offer incentives you cannot match. Pricing at the market from day one is not optional here.

The 98.8% sale-to-list figure tells you the last few percent of an aggressive price will not survive. It is better to price correctly and negotiate from strength than to list high and spend eleven weeks discovering the same number.

Presentation matters more in a deep-inventory market than in a thin one. A buyer with ninety-five alternatives will not overlook what a buyer with three would.

How Pataskala Compares Nearby

New Albany — $718,107 average sale, 73 active, 49 pending, $229/sq ft
Johnstown — $624,842 average sale, 72 active, 24 pending, $222/sq ft
Granville — $574,269 average sale, 76 active, 19 pending, $226/sq ft
Pataskala — $417,982 average sale, 96 active, 48 pending, $199/sq ft
Heath — $315,086 average sale, 37 active, 16 pending, $186/sq ft
Newark — $294,261 average sale, 173 active, 118 pending, $176/sq ft
Reynoldsburg — $292,323 average sale, 96 active, 73 pending, $174/sq ft

Pataskala sits in the middle of the Licking County corridor. Reynoldsburg is the closest alternative for a buyer who wants Franklin County addresses and a lower entry point — about 13% less per square foot with a tighter market at 0.76 active-to-pending.

Johnstown and Granville show the same deep-inventory pattern as Pataskala but at substantially higher per-foot pricing. All three sit on the eastern edge of the metro where land is available, and all three currently favor buyers on supply — Johnstown at 72 active against 24 pending and Granville at 76 against 19 are looser still than Pataskala.

Frequently Asked Questions

What is the average home price in Pataskala, Ohio?

Recent closed sales in the Pataskala market area averaged $417,982, or about $199 per square foot on an average of 2,173 finished square feet. That is roughly $68,000 above the Columbus REALTORS metro median of $350,000 and about $133,000 above the Ohio statewide median.

How much is the monthly payment on an average Pataskala home?

At the $417,982 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $2,147 per month on a $334,386 loan. Licking County property taxes and homeowners insurance are additional.

Can you negotiate on price in Pataskala?

Yes, and more than in most of Central Ohio. The average sale closed at 98.8% of list — about $5,276 below asking, one of the largest average buyer discounts in this report series. With 96 active listings against 48 under contract, buyers here have both selection and leverage.

Is Pataskala a buyer or a seller market right now?

It leans toward buyers, unusually for the Columbus metro. There are 96 active listings against 48 under contract — a ratio of 2.00, meaning twice as many homes are available as are spoken for — and closings are landing below asking.

Why does the market report page show an average asking price near $960,000?

Because Pataskala’s active listings include a substantial number of land parcels, acreage tracts, and high-end properties that sit on the market for many months. Those records inflate the raw active average well beyond what a typical Pataskala house asks. Among the 51 most recently listed active properties, the median asking price is about $399,900, which is far more representative of the residential market.

How long do homes take to sell in Pataskala?

Recent closings averaged 76 days from list to contract and pending sales 85 days. That is slower than most of the Columbus metro and reflects both the volume of new construction here, which carries build timelines, and the genuinely deeper inventory.

Why is Pataskala growing so fast?

The transaction volume tells the story: 207 recent closings in a city of 18,223 is among the highest turnover in this series relative to population. Pataskala sits on the eastern edge of the Columbus metro along the SR-16 and I-70 corridors, with substantial new-home construction and Licking County land available for it — the same corridor that has drawn major employer investment in recent years.

How does Pataskala compare to Reynoldsburg and Newark?

Pataskala is materially more expensive on both measures. It closes at about $199 per square foot against $174 in Reynoldsburg and $176 in Newark, and its average sale price of $417,982 is roughly $125,000 above either. What Pataskala offers for the premium is newer housing stock, larger homes averaging 2,173 square feet, and Licking County land.

Get a Personalized Pataskala Market Analysis

Pataskala is a market where the published averages need translating. Land parcels distort the active figures, new construction stretches the timelines, and the resale and builder markets behave differently from one another. A single citywide number is not much use for any real decision.

If you are selling, I will price your home against genuine residential comparable sales and tell you honestly how builder inventory in your area affects your position. If you are buying, I can separate the market into the parts that matter to you — resale, new build, or land — and help you use the negotiating leverage this market currently offers.

Contact Christopher Lotte to get started, or browse the full Pataskala, Ohio real estate market report for the underlying listing-level data.

Sources: Columbus MLS via the Pataskala Ohio Market Report (August 2026) · Columbus REALTORS July 2026 Housing Report · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Sold and pending figures are as reported by the MLS; the active-listing median was calculated from the individual listings shown on the market report page. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Pataskala

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Aug. 30, 2026

Brook Park Ohio Real Estate Market Report – August 2026

Brook Park Ohio Real Estate Market Report August 2026

Brook Park has the lowest average sale price among the western Cuyahoga County suburbs it sits between — $231,664, against $266,475 in Berea and $279,928 in North Olmsted. It also has one of the highest prices per square foot in that same group, at $161 against Berea’s $156 and North Olmsted’s $153. Both facts are true, and the reconciliation is simple: Brook Park sells smaller houses. If you are choosing this market because it is the affordable one, it is worth understanding exactly what you are buying less of.

Brook Park Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
18	14	86	$231,664
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$224,496	$161	102.3%	39 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.9	1,502 sq ft	$1,190

Source: Brook Park, Ohio Real Estate Market Report, MLS Now data as of August 2026. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Cheapest Total Price, Near-Highest Rate Per Foot

Set the five neighboring markets side by side and the pattern is unmistakable:

Fairview Park — $280,562 sale, 1,735 sq ft, $167/sq ft
Brook Park — $231,664 sale, 1,502 sq ft, $161/sq ft
Middleburg Heights — $304,013 sale, 2,091 sq ft, $158/sq ft
Berea — $266,475 sale, 1,844 sq ft, $156/sq ft
North Olmsted — $279,928 sale, 1,905 sq ft, $153/sq ft
Olmsted Falls — $268,187 sale, 1,704 sq ft, $153/sq ft

Brook Park is last on total price and second on price per foot. The average home that sold here was roughly 400 square feet smaller than the average sale in North Olmsted — the difference between a compact three-bedroom and one with a family room.

This is not a criticism of the market, and it does not mean Brook Park is overpriced. Demand is clearly there: 86 recent closings, sales at 102.3% of list, and only 18 homes available. What it means is that the comparison people usually make — “Brook Park is $48,000 cheaper than North Olmsted” — is not a like-for-like comparison. Adjusted for size, Brook Park is the more expensive of the two.

If your requirement is a specific number of square feet, price that requirement across all six of these cities before deciding. If your requirement is a specific monthly payment, Brook Park may still be exactly right — you will simply be buying a smaller house to get there.

Eighteen Listings and Sales Above Asking

Eighty-six homes have closed recently against eighteen currently available — nearly five to one. Fourteen more are under contract, and the average sale is landing $5,274 above asking at 102.3% of list.

The days-on-market figures are tight and consistent: 39 days for active listings, 47 for pendings, 48 for closings. Active inventory is the youngest of the three, which is the signature of a market clearing its shelf rather than accumulating rejects.

What Brook Park has going for it structurally is location. NASA Glenn, the airport, the I-71 and I-480 interchanges, and the industrial employment corridor are all immediate, and that access is a meaningful share of what the $161 per square foot is buying.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Brook Park closes about $53,000 below that median in total price — while running well above the state on price per square foot.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $185,331 loan that is roughly $1,190 a month in principal and interest.

At this price point, Cuyahoga County property taxes are a large proportion of the total payment — large enough that two homes with identical sale prices can carry noticeably different monthly costs. Get the actual figure for any address you are considering.

Brook Park Market Breakdown by Property Type

Featured Brook Park Neighborhoods

Brook Park is laid out in postwar allotments, and pricing shifts modestly between them:

Baesler Wensink · Brook Lawn Meadows · Brook Park Acres · Brook Park Gardens · Brookhaven Meadows · Chamberlain Resub · Dalebrook Estates · Dixie Pkwy · Fraganato-Precising Coplan · Gateway Center Condos · Gateway Lane · Glenway Resub · Grade Vista · Hassellbrack-Walter Resub · Hlld Acres · Holland Acres · Hummel Snow · Kolthoff Resub · Liberty Bell · Meadow Circle

What This Means If You Are Buying

Compare on square footage, not sticker price. This is the central point of this report. Brook Park’s lower average price is a size effect. Decide how much floor area you actually need, then price that across the corridor.

Expect to pay above asking. The average buyer paid $5,274 over list. With 18 listings and inventory turning in about six weeks, an under-asking offer on a well-priced home is usually just a pass.

Look hard at the additions. Much of Brook Park’s stock is postwar, and a good portion of the variation in square footage comes from converted garages, finished attics, and rear additions of varying quality. What counts as finished square footage in the listing may not be equivalent space. Have your inspector look specifically at those areas.

What This Means If You Are Selling

The market is on your side: minimal competition, buyers paying over asking, and homes going under contract in about six weeks.

Price on a per-square-foot basis rather than by scanning nearby sale prices, because Brook Park’s per-foot rate is genuinely higher than its neighbors’. A seller who prices by looking at Berea and North Olmsted sale prices will systematically undervalue a Brook Park home.

Confirm Cuyahoga County point-of-sale inspection requirements for your address before listing rather than during escrow — discovering them late is the most common avoidable delay in this county.

How Brook Park Compares Nearby

Middleburg Heights — $304,013 average sale, 21 active, 15 pending, $158/sq ft
Fairview Park — $280,562 average sale, 12 active, 15 pending, $167/sq ft
North Olmsted — $279,928 average sale, 30 active, 33 pending, $153/sq ft
Olmsted Falls — $268,187 average sale, 14 active, 21 pending, $153/sq ft
Berea — $266,475 average sale, 20 active, 27 pending, $156/sq ft
Brook Park — $231,664 average sale, 18 active, 14 pending, $161/sq ft

North Olmsted is the sharpest contrast: about 5% less per square foot than Brook Park, with 30 active listings instead of 18 and homes averaging 400 square feet larger. For a buyer whose priority is space per dollar, that is the move.

Berea sits between the two on both measures and has the deepest pending pipeline in the group at 27 — a sign that its inventory is being absorbed quickly as well.

Frequently Asked Questions

What is the average home price in Brook Park, Ohio?

Recent closed sales in the Brook Park market area averaged $231,664, or about $161 per square foot on an average of 1,502 finished square feet. The total price is the lowest in its immediate cluster of western Cuyahoga County suburbs, but the per-square-foot rate is among the highest.

How much is the monthly payment on an average Brook Park home?

At the $231,664 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $1,190 per month on a $185,331 loan. Cuyahoga County property taxes and homeowners insurance are additional and are substantial.

Why is Brook Park cheaper than Berea and North Olmsted but more expensive per square foot?

Because Brook Park sells smaller houses. Recent sales here averaged 1,502 finished square feet against 1,844 in Berea and 1,905 in North Olmsted. At $161 per square foot, Brook Park is actually priced above both — Berea at $156 and North Olmsted at $153. The lower sticker price reflects less house, not better value per foot.

Are homes in Brook Park selling above asking price?

Yes. The average sale closed at 102.3% of list — about $5,274 over asking, on an average list price of $226,390.

Is Brook Park a buyer or a seller market right now?

It leans toward sellers. There are 18 active listings against 14 under contract and 86 recent closings — nearly five closings for every home currently available. Sales are also clearing above asking.

How long do homes take to sell in Brook Park?

Recent closings averaged 48 days from list to contract, pending sales 47 days, and homes currently for sale have been listed 39 days. The tight clustering of those three figures indicates a market with no backlog of unsold inventory.

Is Brook Park a good place to buy a first home?

The monthly figure of about $1,190 in principal and interest is within reach for many first-time buyers, and 86 recent closings show the market is liquid. The constraints are selection — 18 listings citywide — and size, since the typical home here is around 1,500 square feet with three bedrooms and fewer than two bathrooms. Verify Cuyahoga County taxes and any point-of-sale inspection requirements before budgeting.

Get a Personalized Brook Park Market Analysis

In a city of 18,284 with eighteen homes for sale, citywide averages are a coarse instrument. What actually determines value here is square footage, the quality of any additions, and the specific block — none of which an average captures.

If you are selling, I will price your home on the per-square-foot basis this market actually trades on, so you are not anchored to sale prices from towns that sell larger houses. If you are buying, I can show you what the same money buys across the whole western corridor and get you moving quickly when the right Brook Park listing appears.

Contact Christopher Lotte to get started, or browse the full Brook Park, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the Brook Park Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Figures are averages for the Brook Park market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Brook Park

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Aug. 30, 2026

Can a Lender Come After You After Foreclosure in Ohio? Deficiency Judgments Explained

Illustration of a county courthouse with a debt statement in the foreground, representing an Ohio deficiency judgment after foreclosure

Yes. Ohio allows deficiency judgments, so a lender can pursue you for the gap between what your house brought at the sheriff’s sale and what the judgment said you owed. There is a two-year cutoff in ORC 2329.08, but it is narrower than its reputation: it applies to mortgaged property with a dwelling for not more than two families, and it starts running at confirmation of the judicial sale.

Both halves of that sentence decide real cases. If your property had three or more units, or was never a home, farm dwelling, homestead or homesite for the person who signed the mortgage, the two-year clock may never apply to you at all. And because the clock is tied to confirmation of a judicial sale, it does nothing for a short sale or a deed in lieu — in those there is no judicial sale to confirm, and what protects you is a written waiver, not a statute.

Need to sell an Ohio house fast? Text “Cash Offer” to (614) 858-8384

A sale that pays the loan off ends the deficiency question before it can be asked, which is why the weeks before a sheriff’s sale are worth more than the months after it. No obligation, no fee, and we will tell you honestly if listing would net you more. Get a cash offer on your Ohio home.

What a Deficiency Actually Is

Say the foreclosure judgment came to $180,000 including arrears, fees and costs, and the property sells at auction for $140,000. The $40,000 difference is the deficiency, and the money judgment against you does not evaporate because the house did. It sits there as an ordinary judgment, collectible like any other.

Deficiencies run bigger than people expect, for two reasons. Auction prices sit below retail because bidders buy sight-unseen, with no inspection and no seller to negotiate with. And the number on the other side of the subtraction is not your loan balance — it is the judgment, which adds arrears, late charges, default interest, advances for taxes and insurance, and the lender’s costs and attorney fees.

The Two-Year Rule in ORC 2329.08, and the Qualifier That Decides It

ORC 2329.08 is the provision everyone cites and almost nobody quotes. It makes a money judgment on mortgage-secured debt unenforceable as to any deficiency remaining due after two years from the date of confirmation of a judicial sale — but only where the mortgaged real property has on it “a dwelling or dwellings for not more than two families” that has been used in whole or in part as a home or farm dwelling, or that was at any time held as a homestead or a homesite by the person who signed or assumed the mortgage.

Read that as two tests joined together. First, a unit count: one or two dwelling units, no more. Second, a use test with several alternative routes — home or farm dwelling use, or homestead, or homesite, at any time, by the person who executed or assumed the mortgage. Stating the rule without the one-and-two-family qualifier, as a flat “Ohio deficiency judgments expire in two years,” is the single most common way this gets told wrong, and the people it misleads are the ones the statute does not cover.

Who the Two-Year Rule Misses

Working from that language, the two-year cutoff is unlikely to help with a three- or four-unit building, even if you lived in one of the units; with commercial property, vacant land or a mixed-use building; or with an investment purchase that was never occupied, held as a homestead or used as a homesite by the borrower. The unit count is arithmetic and rarely disputed. The use test is fact-specific, and how it applies to a particular duplex or farm parcel is a question for an Ohio attorney with the deed and the mortgage in front of them, not for a blog.

Two Years From What? Confirmation, Not the Auction

The clock in ORC 2329.08 starts at the date of confirmation of the judicial sale. That is the same confirmation entry that closes the door on the owner’s right of redemption under ORC 2329.33, and it is a court event with a date on it, which makes it easy to look up in the docket. If you are counting, count from the confirmation entry, not from the auction, the eviction or the date you moved out.

The reason to be precise about the trigger is that it also tells you where the statute does not reach. A short sale, a deed in lieu, or a loan modification that writes off part of the balance never produces a judicial sale, so there is no confirmation date and no two-year clock. Whatever protection you have in those deals is contractual, and it is only as good as the sentence in the approval letter.

What Happens When ORC 2329.08 Does Not Apply

The judgment then lives on the ordinary Ohio timeline, which is long. Under ORC 2329.07 a judgment goes dormant if five years pass without an execution being issued, a certificate of judgment being filed, a garnishment order, or a proceeding in aid of execution. Dormant is not dead: ORC 2325.18 allows an action to revive a dormant judgment within ten years from the time it became dormant. In other words, a creditor who does nothing at all still has a window measured in years, and one who files a certificate of judgment keeps the judgment out of dormancy while it sits as a lien.

Not knowing whether you will be pursued is not the same thing as being safe. Judgments are also sold; a second mortgage or a home equity line wiped out at the sale can turn up years later in the hands of a collection firm that bought the paper.

Does the Lender Always Come After It?

Often not, and it is worth being honest about why rather than promising an outcome. Collecting on a borrower who just lost a house is expensive and frequently unproductive, so first-lien servicers on owner-occupied loans regularly write the shortfall off. Junior lienholders behave differently, because a second mortgage or HELOC that gets nothing from the sale is left holding an unsecured claim and nothing to lose by pursuing it. Government-insured loans follow their own program rules on when a deficiency is chased. None of that is a guarantee, and none of it is worth planning around.

What Actually Ends the Exposure

A sale that pays the loan in full. No shortfall means no deficiency and nothing to pursue. If there is equity in the house, this is the cleanest resolution available and it is the reason selling before the sale date matters for more than your credit report.

A short sale with a written waiver. If the property will not cover the debt, a short sale can still resolve it, but only if the lender’s approval letter expressly waives the deficiency or releases you from further liability. Some do. Some approve the sale and pointedly reserve the right to collect the balance. Read that letter, and have someone else read it too.

A deed in lieu, with the same caveat. Handing the property back voluntarily is cleaner and quicker than foreclosure, but again the release has to be in writing in the agreement.

Bankruptcy. A Chapter 7 discharge generally eliminates personal liability on a deficiency, and Chapter 13 can restructure it. That is a conversation with a bankruptcy attorney, not a real estate one.

The Tax Side People Forget

Forgiven mortgage debt is generally cancellation-of-debt income, and the exclusion many sellers used to rely on is not currently available. The qualified principal residence indebtedness exclusion applies to debt discharged before January 1, 2026, or discharged under an arrangement entered into and evidenced in writing before that date, so a 2026 discharge does not qualify as the rules stand as of August 2026. What survives is the permanent insolvency exclusion, which can exclude forgiven debt to the extent your liabilities exceeded the fair market value of your assets immediately before the discharge. If a lender waives a deficiency, expect a Form 1099-C and get a CPA involved before you file. Congress has restored this exclusion after previous lapses, so confirm the current rule for the year of your discharge.

Frequently Asked Questions

How long does a deficiency judgment last in Ohio?

Where ORC 2329.08 applies, the deficiency becomes unenforceable two years after confirmation of the judicial sale. That section covers mortgaged property with a dwelling for not more than two families used as a home or farm dwelling, or held as a homestead or homesite by the borrower. Outside it, the judgment goes dormant at five years under ORC 2329.07 and can be revived within ten years of dormancy under ORC 2325.18.

Does the two-year rule cover rental property?

Not necessarily, and often not. ORC 2329.08 requires no more than two dwelling units plus a use connection to the borrower, such as a home or farm dwelling, homestead or homesite. A three- or four-unit building falls outside the unit count, and a property the borrower never occupied or held that way may fail the use test. It is fact-specific, so have an Ohio attorney read the deed and mortgage.

Does the two-year deficiency limit apply to a short sale?

No. The two years in ORC 2329.08 run from confirmation of a judicial sale, and a short sale never produces one. In a short sale or deed in lieu, your protection comes from the lender's written approval expressly waiving the deficiency or releasing you from further liability. Without that sentence, the shortfall can survive the closing.

Can I avoid a deficiency by selling before the sheriff's sale?

Yes, if the sale pays the loan in full, which is the cleanest outcome available and one of the strongest reasons to act early. If the payoff exceeds what the house is worth, you are looking at a short sale instead, and the deficiency waiver has to be spelled out in the lender's written approval before you sign anything.

Is forgiven mortgage debt taxable in Ohio in 2026?

Generally it is treated as cancellation-of-debt income. The qualified principal residence indebtedness exclusion reaches debt discharged before January 1, 2026, so as of August 2026 it does not cover a current-year discharge. The insolvency exclusion is permanent and may still apply. Expect a Form 1099-C after a waiver and take it to a CPA rather than guessing.

Niles Ohio Real Estate Market Report – August 2026

Niles Ohio Real Estate Market Report August 2026

The average home sold in Niles closed for $163,184 — $2,444 below the asking price. Principal and interest on that purchase, with 20% down at current rates, comes to about $838 a month. And there are 35 homes to choose from against just 23 under contract. Selection, a small discount, and a payment under $850: that combination barely exists anywhere else in Northeast Ohio right now.

Niles Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
35	23	92	$163,184
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$203,059	$110	98.5%	50 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	2.0	1,612 sq ft	$838

Source: Niles, Ohio Real Estate Market Report, MLS Now data as of August 2026. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Buyers Here Actually Have Leverage

Most of this month’s market reports describe some version of the same problem: not enough homes, buyers competing, sellers clearing above asking. Niles is the counterexample.

Thirty-five homes are available against twenty-three under contract — an active-to-pending ratio of 1.52. Closings are landing at 98.5% of list, meaning the typical buyer negotiated roughly $2,444 off the asking price rather than bidding it up.

Neither number is dramatic on its own. Together they describe something genuinely useful: a market where you can see multiple houses, take a week to think, and write an offer below list without automatically losing. For buyers who have spent the summer being outbid elsewhere in the Mahoning Valley, that is worth knowing.

Eight Hundred Thirty-Eight Dollars a Month

At the average closing price of $163,184 with 20% down, the loan is $130,547 and the monthly principal and interest is about $838. That is among the lowest monthly figures of any market covered in this series, for a home averaging three bedrooms, two bathrooms, and 1,612 finished square feet.

Two honest caveats belong alongside that number. First, it is principal and interest only — Trumbull County property taxes and homeowners insurance are real additions and should be verified per address, not estimated from the sale price. Second, at $110 per square foot you are buying older housing stock, and the money you did not spend on the purchase price can reappear quickly as a roof, a furnace, or electrical work. A thorough inspection is not optional at this price point; it is where the actual cost of the house gets determined.

With those caveats stated, the affordability here is real. Niles is a functioning market with 92 recent closings, not a place where prices are low because nothing sells.

Asking Prices Look High Until You Divide by Square Feet

The average active Niles listing asks $203,059 while the average recent sale closed at $163,184 — a gap of nearly $40,000 that looks at first like sellers reaching well past the market.

On a per-foot basis, the two are effectively identical: $109 asked against $110 sold. What differs is size. Current listings average 1,919 finished square feet; recent sales averaged 1,612.

So the homes for sale in Niles right now are simply bigger than the ones that have been trading, priced at the same rate per foot the market has been paying. That is a much healthier read than a market where asking prices have detached from realized values — and it means a buyer who wants more square footage than the typical Niles sale has genuine options at a consistent rate.

The Pace Is Slow, and That Is the Trade-Off

Recent Niles closings took 76 days from list to contract. Pending sales averaged 63 days. Active listings have been out 50 days.

These are longer timelines than most of the region. For a buyer, that is precisely what creates the leverage described above — a market where homes take two and a half months to go under contract is a market where you are not competing against six other offers on a Saturday.

For a seller it is the other side of the same coin, and it needs to be built into your planning. If you need to be out by a specific date, count backward from a contract at roughly eleven weeks, not four, and add closing time on top of that.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Niles closes about $122,000 below that median — roughly 57% of the statewide figure.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. At Niles price levels the absolute dollar impact of rate moves is small — roughly $31 a month between 7.00% and 6.65% on the average purchase — but the total payment is low enough that it can matter for qualification at the margin.

Niles Market Breakdown by Property Type

Featured Niles Neighborhoods

Niles is built out of established allotments and older plats, and pricing varies between them:

Ardmore Add · Battles Grove · Belle Terre · Blackfords Add · Brown Add · Burnetts Add · Chapel Hill · Cherry Ave · Dougherty Add · Eastern Heights Add · Edward Hartzells Add · Fairhaven Heights · Garden Acres · Great Salt Spgs · Gypsy Lane · Hartzell Ave · Heaton Chute · Heatons Add · Howland Homes · Hyde Park

What This Means If You Are Buying

Use the negotiating room, but reasonably. The average buyer got about 1.5% off asking. That is a real discount and it is worth asking for — it is not a 10% market.

Spend the savings on inspection. At $110 per square foot in older housing stock, the mechanical systems and roof determine whether a cheap house is actually cheap. Budget for a thorough inspection and a reserve for what it finds.

You have time — use it to see enough homes. With 35 listings and a 76-day pace, you can view broadly and compare properly. That is a genuine advantage over buyers in most surrounding markets.

What This Means If You Are Selling

Be realistic about both price and timeline. Thirty-four other homes are competing with you, buyers are negotiating slightly under asking, and the market is taking about eleven weeks to produce a contract.

Pricing correctly at the outset matters more here than in a scarcity market, because there is no competitive pressure to rescue an aggressive number — buyers simply move to one of the other listings. The per-foot benchmark is around $110; anchor there and adjust for condition rather than for hope.

Condition and presentation carry real weight. In a market where buyers have 35 options and no urgency, the home that shows best wins the showings.

How Niles Compares Nearby

Mineral Ridge — $256,404 average sale, 6 active, 5 pending, $133/sq ft
Cortland — $255,612 average sale, 21 active, 18 pending, $142/sq ft
Hubbard — $220,258 average sale, 26 active, 16 pending, $137/sq ft
Austintown — $212,335 average sale, 33 active, 23 pending, $133/sq ft
Warren — $185,831 average sale, 149 active, 91 pending, $112/sq ft
McDonald — $186,632 average sale, 5 active, 5 pending, $108/sq ft
Girard — $178,248 average sale, 21 active, 16 pending, $109/sq ft
Niles — $163,184 average sale, 35 active, 23 pending, $110/sq ft
Youngstown — $153,448 average sale, 181 active, 111 pending, $98/sq ft

Girard is Niles’ closest match — $109 per square foot against $110, immediately adjacent, with roughly two-thirds the inventory. The $15,000 difference in average sale price is size, not value.

The step up in this corridor is Austintown and Hubbard, both in the $133–$137 per-foot range — roughly 25% more per square foot than Niles for newer and generally larger housing stock. Warren offers far more selection at 149 listings but at a slower 74-day pace and a slightly higher per-foot rate.

Frequently Asked Questions

What is the average home price in Niles, Ohio?

Recent closed sales in the Niles market area averaged $163,184, or about $110 per square foot on an average of 1,612 finished square feet. That is roughly $122,000 below the Ohio statewide median of $285,000.

How much is the monthly payment on an average Niles home?

At the $163,184 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $838 per month on a $130,547 loan — among the lowest monthly figures of any market covered in this series. Trumbull County property taxes and homeowners insurance are additional.

Can you negotiate on price in Niles?

Yes, modestly. The average sale closed at 98.5% of list — about $2,444 below asking. Niles is one of the relatively few markets in this series where the typical buyer paid less than the asking price rather than more.

Is Niles a buyer or a seller market right now?

It favors buyers on selection. There are 35 active listings against 23 under contract — a ratio of 1.52 — and sales are closing slightly below asking. Buyers here have both choice and a small amount of negotiating room, a combination that is rare across Northeast Ohio this month.

How long do homes take to sell in Niles?

Recent closings averaged 76 days from list to contract and pending sales 63 days. Homes currently for sale have been listed an average of 50 days. This is a market that moves deliberately — plan on roughly two to three months rather than weeks.

Why do Niles listings ask so much more than recent sales?

The average active listing asks $203,059 against an average recent sale of $163,184, but on a per-square-foot basis the two are almost identical — $109 asked versus $110 sold. The difference is size: current listings average 1,919 finished square feet against 1,612 for homes that sold. Sellers are not asking more per foot, they are simply offering larger homes right now.

Is Niles a good market for investors?

The entry price is among the lowest in this series at about $110 per square foot, with 92 recent closings providing genuine liquidity. The counterweight is pace — 76 days from list to contract and slightly below-asking closings mean exits take time. Verify actual rents, Trumbull County tax rates, and the condition of the housing stock, which is largely older, before underwriting anything.

How does Niles compare to Warren and Youngstown?

Niles sits between them. Its $110 per square foot is below Warren’s $112 and above Youngstown’s $98, and its average sale price of $163,184 falls between Warren’s $185,831 and Youngstown’s $153,448. Where Niles clearly stands apart is speed: 76 days from list to contract against 81 in Youngstown, with far less competing inventory than either.

Get a Personalized Niles Market Analysis

At $110 per square foot, the difference between a good buy and an expensive one in Niles is almost never the purchase price — it is the roof, the furnace, the wiring, and the foundation. Two houses on the same street at the same price can be $40,000 apart in real cost.

If you are buying, I can help you read which of the 35 listings are actually worth pursuing and what to look hard at before you commit. If you are selling, I will price your home against its genuine comparable sales and give you an honest timeline rather than an optimistic one.

Contact Christopher Lotte to get started, or browse the full Niles, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the Niles Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Figures are averages for the Niles market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Niles

no comments yet

Aug. 29, 2026

Tallmadge Ohio Real Estate Market Report – August 2026

Tallmadge Ohio Real Estate Market Report August 2026

Tallmadge closed 104 sales recently at an average of $332,333, with the typical home selling $6,534 above asking. Twenty homes are currently for sale. It is a steady, tight, seller-favoring market in one of Summit County’s more established communities.

One thing to clear up before the numbers, because it is impossible to miss: the raw MLS feed for Tallmadge currently contains three test records — listings with addresses like “123 Test Lane” priced at $10–11 million. They are not houses. Every figure in this report excludes them, and the section below explains exactly what they were distorting.

Tallmadge Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
20	17	104	$332,333
Avg List Price (Active, corrected)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$281,305	$158	102.0%	39 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.3	2.5	2,103 sq ft	$1,707

Source: Tallmadge, Ohio Real Estate Market Report, MLS Now data as of August 2026. Active listing figures recalculated after removing three MLS test records — see below. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Numbers: Three Test Records

The market report page reports an average active list price for Tallmadge of $1,254,518. Nothing in Tallmadge is remotely near that. The cause is straightforward once you look at the individual listings:

123456 Test Lane — $11,000,001, no square footage recorded
123 Test Lane — $10,000,097, no square footage recorded
A third record under the same “Test Lane” address

These are MLS test entries — records created to verify that a data feed is functioning, which occasionally escape into live syndication. They carry $21 million of imaginary value into a 22-record pool, which is why the raw average is more than four times the real one.

Recalculated across the 20 genuine active listings, Tallmadge’s real numbers are:

Average asking price: $281,305 (not $1,254,518)
Asking price range: $59,900 to $469,000
Average size: 1,747 finished square feet
Average days on market: 39

The per-square-foot figure of $157 published on the page happens to be correct as-is, because the test records have no square footage and were excluded from that calculation automatically. The sold and pending segments are unaffected — the test records sit only in active listings, so the $332,333 average sale price and 102.0% sale-to-list ratio stand on their own.

If you have looked at Tallmadge data anywhere in the last few weeks and come away confused, this is almost certainly why.

Twenty Listings, 104 Closings

With the noise removed, the actual picture is a tight, active market. One hundred four homes have closed recently against twenty currently available — roughly a five-to-one ratio of completed transactions to standing inventory.

Seventeen more are under contract, giving an active-to-pending ratio of 1.18. Days-on-market figures are compressed and consistent: 39 days for active listings, 44 for pendings, 59 for recent closings. Nothing is piling up.

Tallmadge is not a frantic market — it is a well-functioning one with limited supply. Homes list, sell in about two months, and close slightly above asking.

Two Percent Over Asking, Consistently

The average Tallmadge sale closed at 102.0% of list, about $6,534 above asking on an average list price of $325,799.

That is a meaningful but not dramatic premium, and it is the kind of number that describes a broadly competitive market rather than isolated bidding wars. For a buyer, it means asking price is the realistic floor rather than a ceiling. For a seller, it means the market is validating sensible pricing — but a 2% average premium does not create room to list 10% high.

The Akron Border Is a $37-per-Foot Line

Tallmadge shares a border with Akron, and the difference between the two is one of the sharpest in Summit County. Tallmadge closes at $158 per square foot; Akron at $121. That is a 31% premium per foot for crossing a municipal line.

In total-price terms it is even wider: $332,333 against $198,266, a gap of about $134,000 — though a good deal of that reflects size, with Tallmadge homes averaging 2,103 square feet against 1,655 in Akron.

Whether the premium is worth paying is a decision about schools, taxes, and the specific neighborhood, not something an average can settle. But it should be a decision. Buyers frequently rule out Akron entirely and buy in Tallmadge without ever pricing the alternative, and 31% per foot is a large amount of money to spend by default.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Tallmadge closes about $47,000 above that median with substantially tighter supply.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $265,866 loan that works out to roughly $1,707 a month in principal and interest.

Tallmadge Market Breakdown by Property Type

What This Means If You Are Buying

Verify any Tallmadge data you see elsewhere. The test records are a live illustration of why automated estimates go wrong. If a valuation tool has ingested a $10 million “listing” on Test Lane, whatever it tells you about your target property is suspect.

Plan to pay asking or slightly above. The 102.0% average is consistent enough to treat as the baseline, not the exception.

Price the Akron alternative before ruling it out. A 31% per-foot difference across a shared border is worth at least an afternoon of consideration.

What This Means If You Are Selling

Conditions are good: twenty competing listings citywide, buyers paying above asking, and no accumulation of stale inventory to price against.

Price at the market and let the 2% premium come from competition rather than from your list price. With inventory this thin, an overpriced Tallmadge listing is conspicuous — there are not enough other homes for it to hide among.

Expect roughly two months from listing to contract, and have Summit County disclosures prepared in advance.

How Tallmadge Compares Nearby

Kent — $314,006 average sale, 35 active, 27 pending, $153/sq ft
Tallmadge — $332,333 average sale, 20 active, 17 pending, $158/sq ft
Stow — $301,382 average sale, 22 active, 51 pending, $153/sq ft
Mogadore — $293,714 average sale, 7 active, 14 pending, $159/sq ft
Munroe Falls — $257,730 average sale, 3 active, 3 pending, $142/sq ft
Ravenna — $247,767 average sale, 30 active, 39 pending, $144/sq ft
Cuyahoga Falls — $243,439 average sale, 53 active, 60 pending, $158/sq ft
Akron — $198,266 average sale, 555 active, 310 pending, $121/sq ft

Cuyahoga Falls is the comparison that rewards a second look: it matches Tallmadge exactly on price per square foot at $158, yet its average sale price is about $89,000 lower. The entire difference is house size — 1,581 square feet against 2,103. If square footage is not what you need, Cuyahoga Falls offers the same value per foot with far more selection: 53 active listings against Tallmadge’s 20.

Stow is the closest peer overall, at 3% less per foot with a much deeper pending pipeline.

Frequently Asked Questions

What is the average home price in Tallmadge, Ohio?

Recent closed sales in the Tallmadge market area averaged $332,333, or about $158 per square foot on an average of 2,103 finished square feet. That is roughly $47,000 above the Ohio statewide median of $285,000.

Why does the market report page show an average listing price over $1 million?

Because three MLS test records are currently sitting in Tallmadge active listings — addresses reading “123 Test Lane” and “123456 Test Lane,” priced at $10,000,097 and $11,000,001. They are not properties. Removing them, the 20 genuine active listings average $281,305, not the $1,254,518 the raw average produces.

How much is the monthly payment on an average Tallmadge home?

At the $332,333 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest come to roughly $1,707 per month on a $265,866 loan. Summit County property taxes and homeowners insurance are additional.

Are homes in Tallmadge selling above asking price?

Yes. The average sale closed at 102.0% of list — about $6,534 over asking, on an average list price of $325,799.

Is Tallmadge a buyer or a seller market right now?

It favors sellers, though not to an extreme. Excluding the test records there are 20 active listings against 17 under contract, and 104 homes have closed recently — roughly five times the current inventory.

How long do homes take to sell in Tallmadge?

Recent closings averaged 59 days from list to contract. Homes currently for sale have been listed an average of 39 days and pending sales 44 days, so there is no meaningful backlog of stale inventory.

How does Tallmadge compare to Stow and Cuyahoga Falls?

Tallmadge and Stow are priced almost identically per square foot — $158 against $153 — and Tallmadge’s higher average sale price largely reflects slightly larger homes. Cuyahoga Falls matches on per-foot pricing at $158 but sells substantially smaller homes, averaging 1,581 square feet against 2,103 in Tallmadge, which is why its average sale price is roughly $89,000 lower.

Is Tallmadge more expensive than Akron?

Considerably, on both measures. Tallmadge closes at about $158 per square foot against roughly $121 in Akron — a 31% premium per foot — and its average sale price of $332,333 is about $134,000 higher. The two share a border, so the difference is worth weighing against what you actually need.

Get a Personalized Tallmadge Market Analysis

Tallmadge is this month’s clearest demonstration that a published average is only as good as the records behind it. Three fake listings turned a $281,000 market into a $1.25 million one on paper, and any automated tool drawing from that feed inherited the error.

If you are selling, I will value your home against the individual comparable sales that actually apply — test records and all other junk excluded. If you are buying, I can get you in front of Tallmadge listings as they appear and tell you honestly whether an asking price is supported.

Contact Christopher Lotte to get started, or browse the full Tallmadge, Ohio real estate market report for the underlying listing-level data.

Sources: MLS Now via the Tallmadge Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Active-listing averages recalculated from the individual listings after excluding three MLS test records; sold and pending figures are as reported by the MLS. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Tallmadge

no comments yet

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