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. 29, 2026

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

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

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

Aug. 29, 2026

Twinsburg Ohio Real Estate Market Report – August 2026

Twinsburg Ohio Real Estate Market Report August 2026

Twinsburg has closed 114 sales recently. It currently has 17 homes for sale. Those seventeen have been on the market an average of 29 days — among the freshest active inventory of any market covered in this series. Put those numbers together and the active listing count stops looking like a supply of homes and starts looking like a few weeks of throughput. The average sale is closing $15,625 above asking.

Twinsburg Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
17	15	114	$372,510
Avg List Price (Sold)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$356,885	$167	104.4%	29 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.6	2,277 sq ft	$1,913

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

Seventeen Listings Against 114 Closings

The clearest way to understand Twinsburg right now is to stop reading the active listing count as inventory and start reading it as flow.

One hundred fourteen homes have closed here recently. Seventeen are for sale. If transaction volume continued at anything like the recent pace, the entire available supply would clear in a matter of weeks. The 29-day average age of those active listings confirms it from the other side — homes are not lingering long enough to build up.

Fifteen more are already under contract, giving an active-to-pending ratio of 1.13. That looks balanced on paper, but a balanced ratio on top of a tiny absolute inventory is not the same thing as a balanced market. There are simply not many houses to choose from.

A $15,625 Premium — With an Important Qualifier

The average Twinsburg sale closed at 104.4% of list: $372,510 against an average list price of $356,885, a premium of about $15,625. That is among the largest dollar premiums in any market in this series.

It deserves one qualification, because it changes how you should use the number. Among the individually detailed closings on the market report page, the median sale-to-list ratio is nearer 100.5%, with most transactions landing between 95% and 105% of asking. In other words, the citywide average is being lifted by a meaningful group of sales that closed well above list — not by every seller receiving a five-figure premium.

The practical translation for a buyer: expect to pay at least asking price on a well-positioned Twinsburg home, and expect that on the most competitive properties you will need to go materially above it. The typical transaction is close to list; the contested ones are not.

For a seller: the premium is real, but it is earned by homes that attract competing offers. It is not a margin you can build into an asking price in advance. Pricing at the market is what creates the competition that produces the premium — pricing above it is what prevents it.

Twenty-Nine Days Is Not Much Time

Active days-on-market measures how long the homes nobody has bought yet have been waiting. In most Northeast Ohio markets this month that figure runs 50 to 85 days, because the desirable homes sold and the rest accumulated.

Twinsburg is at 29 days. There is no accumulation here at all. Every home currently for sale is, on average, less than a month old on the market.

If you are shopping Twinsburg, this is the operational constraint on your search. You are not choosing from a standing selection — you are choosing from whatever happened to list in the last four weeks. Being set up for instant notification and being able to view immediately are not niceties in a market like this; they are the whole strategy.

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. Twinsburg closes about $88,000 above that median with dramatically tighter supply — the state figure of 3.72 months would be an abundance here.

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 $298,008 loan that is roughly $1,913 a month in principal and interest, with the move from 7.00% to 6.65% worth about $70 a month.

Rates are not the binding constraint in Twinsburg. Inventory is. A further rate decline would most likely intensify competition for the same seventeen houses rather than expand what is available.

Twinsburg Market Breakdown by Property Type

What This Means If You Are Buying

Speed is the strategy. With 17 listings averaging 29 days on market, the difference between buying in Twinsburg and not buying in Twinsburg is usually how fast you can see a home and write an offer. Full underwriting approval before you start looking, not after you find something.

Do not anchor on list price. Sales are averaging 104.4% of asking. An offer at list is a starting position here, not a strong one, on any home drawing attention.

Widen your map if the timeline matters. Macedonia and Northfield sit immediately adjacent, and Stow is close by at $153 per square foot — 8% less than Twinsburg. None of them will solve the inventory problem entirely, but they widen the pool.

What This Means If You Are Selling

There is not a better set of conditions available to a seller in Summit County right now: minimal competition, heavy transaction volume, fast absorption, and closings above asking.

The way to capture the premium is counterintuitive but well supported by the data. Price at the market, generate multiple offers, and let buyers compete — that mechanism is what produces the 104.4% average. Pricing above the market instead removes you from the competitive set, and with only seventeen listings citywide, a home that stalls is highly visible.

Expect roughly seven weeks from list to contract based on recent closings, and have your Summit County disclosures ready before going active.

How Twinsburg Compares Nearby

Solon — $543,510 average sale, 40 active, 38 pending, $168/sq ft
Aurora — $499,677 average sale, 37 active, 30 pending, $175/sq ft
Twinsburg — $372,510 average sale, 17 active, 15 pending, $167/sq ft
Macedonia — $370,837 average sale, 11 active, 18 pending, $176/sq ft
Stow — $301,382 average sale, 22 active, 51 pending, $153/sq ft
Northfield — $273,212 average sale, 11 active, 18 pending, $163/sq ft

Read the per-square-foot column and this entire corridor compresses into a band between $153 and $176. Solon and Aurora carry average sale prices $130,000 to $170,000 higher than Twinsburg, but their per-foot rates are within a few dollars — they sell homes averaging 3,000 to 3,300 square feet against Twinsburg’s 2,277.

Macedonia is the closest match on price and shares Twinsburg’s scarcity, with just eleven listings. Stow is where the per-foot rate actually drops — about 8% below Twinsburg — and it carries the deepest pending pipeline in the group.

Frequently Asked Questions

What is the average home price in Twinsburg, Ohio?

Recent closed sales in the Twinsburg market area averaged $372,510, or about $167 per square foot on an average of 2,277 finished square feet. That is roughly $88,000 above the Ohio statewide median of $285,000.

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

At the $372,510 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 $1,913 per month on a $298,008 loan. Summit County property taxes and homeowners insurance are additional.

Are homes in Twinsburg selling above asking price?

Substantially. The average sale closed at 104.4% of list — roughly $15,625 over asking, one of the largest dollar premiums of any market in this series. Worth noting: among the individually listed closings, the median came in nearer 100.5%, so the average is being lifted by a portion of sales that closed well above list rather than by every transaction.

How fast do homes sell in Twinsburg?

Extremely fast. The homes currently for sale have been listed an average of just 29 days — among the freshest active inventory of any market covered in this series. Pending sales averaged 41 days and recent closings 50 days from list to contract.

Is Twinsburg a buyer’s or a seller’s market?

A seller’s market, clearly. There are only 17 active listings for a city of 19,410, against 15 already under contract and 114 recent closings. Inventory is turning over roughly every month, and sales are clearing above asking.

Why are there so few homes for sale in Twinsburg?

The 114 recent closings against 17 current listings tell the story: this market is absorbing homes far faster than they are being added. At the current pace the entire active inventory represents only a few weeks of transaction volume.

How does Twinsburg compare to Macedonia and Aurora?

On price per square foot the three are close — $167 in Twinsburg, $176 in Macedonia, $175 in Aurora. Aurora’s much higher average sale price ($499,677) reflects considerably larger homes, averaging 3,004 square feet against 2,277 in Twinsburg. Macedonia sells smaller homes at a slightly higher rate per foot.

Get a Personalized Twinsburg Market Analysis

In a market with seventeen listings and a 29-day turnover, generic advice is not much help. What matters is knowing which of the seventeen is worth moving on today, and what a specific home is actually worth when the citywide average is being pulled up by contested sales.

If you are selling, I will price your home to generate competition rather than to chase the average, and tell you honestly where it sits against real comparable sales. If you are buying, I can get you in front of new Twinsburg listings the day they appear — which in a market this fast is most of what determines whether you get one.

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

Sources: MLS Now via the Twinsburg 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-Twinsburg

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Aug. 29, 2026

Broadview Heights Ohio Real Estate Market Report – August 2026

Broadview Heights Ohio Real Estate Market Report August 2026

Broadview Heights and Brecksville share a border and cost exactly the same per square foot — $166 in both. Their inventory conditions could hardly be more different. Broadview Heights has 30 homes for sale and 16 under contract. Brecksville has 11 for sale and 25 under contract. A buyer standing on one side of the line has nearly three times the selection of a buyer standing on the other, at identical value per foot. If you have been shopping this corner of Cuyahoga County, that is the most useful fact in this report.

Broadview Heights Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
30	16	97	$402,935
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$488,797	$166	100.3%	58 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.8	2,553 sq ft	$2,069

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

Nearly Two Homes Available for Every One Committed

The active-to-pending ratio in Broadview Heights is 1.88. Through most of Cuyahoga County this month, that number is running below 1.0 — and in Brecksville, immediately to the east, it is 0.44.

This matters because the complaint most buyers voice right now is not affordability, it is availability. There is nothing to see. Broadview Heights is one of the few places in this price tier where that is not the case: thirty homes, averaging 2,814 finished square feet, in a well-regarded suburb with I-77 and I-71 both within reach.

What has not happened is any softening in price. Sales are closing at 100.3% of list, about $1,118 above asking on average. This is a market with more inventory, not a market with weaker values — a distinction worth being precise about.

Contracts Are Taking Longer to Form

One number deserves attention: the homes currently under contract took an average of 79 days to get there. The homes that have already closed took 58 days.

Pending listings are, by definition, a more recent cohort than closed ones. When that more recent cohort is taking three extra weeks to go under contract, it suggests the pace has eased since the closings in this report were written. Sixteen pending sales is a small sample and worth treating as a signal rather than a conclusion — but paired with a 1.88 supply ratio, the two point the same direction.

For a buyer, that combination is the most favorable set of conditions available in this part of the county right now: real selection, a lengthening timeline, and prices that have not moved. For a seller, it argues strongly for pricing correctly on day one rather than testing a number and adjusting later.

A Large-Home Market

Broadview Heights sells substantially bigger houses than most of Cuyahoga County. Recent closings averaged 2,553 finished square feet, and the current active listings average 2,814 — against roughly 1,700 to 1,800 square feet in the inner-ring suburbs a few miles north.

That is where the $402,935 average sale price comes from. At $166 per square foot, Broadview Heights is priced in line with Brecksville ($166) and Strongsville ($160), and above North Royalton ($148). The total price is higher than most of the county because the houses are bigger, not because the square footage costs more.

If you are comparing communities by sticker price alone, this is the correction to make. A $403,000 house here and a $345,000 house in North Royalton are not a $58,000 difference in the same product — they are different-sized homes at similar per-foot values.

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. Broadview Heights closes roughly $118,000 above that median — and, unusually for a market at this price point, currently carries looser inventory 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 $322,348 loan, that is roughly $2,069 a month in principal and interest; the move from 7.00% to 6.65% is worth about $76 a month at this loan size.

Broadview Heights Market Breakdown by Property Type

Featured Broadview Heights Neighborhoods

Broadview Heights developed as a series of subdivisions along the ridge, and pricing varies meaningfully between them:

Amberwood Court · Amberwood Estates · Autumn Woods · Barnsley At Macintosh Farms · Bittersweet Estates · Briarwood Estates · Broadmoor Landing · Broadview Acres · Broadview Glen · Brookside Crossing · Canterbury Estates · Cherry Hill Estates · Chippewa Creek · Country Lakes Estates · Courts Of Country Lakes · Cranberry Ridge · Creekside Reserve · Falls Lane Estates · Forestbrook Estates · Hidden Hollow

What This Means If You Are Buying

This is where to spend your search time. If you have been shut out in Brecksville, Independence, or Seven Hills, Broadview Heights offers the same per-foot value with several times the selection. That is an unusual advantage and it will not persist indefinitely.

You have time to be thorough — use it on inspection, not on hesitation. Thirty listings and lengthening contract timelines mean you can see enough homes to be confident. It does not mean a well-priced home will wait; the 100.3% sale-to-list ratio says buyers are still competing on the good ones.

Budget the full payment. Cuyahoga County property taxes on a $400,000 home are a substantial addition to the $2,069 principal-and-interest figure. Get the actual number for any specific address.

What This Means If You Are Selling

You have twenty-nine direct competitors, and buyers here have the leverage of choice — which they do not have in most surrounding communities. That changes the strategy more than it changes the expected outcome.

The good news is that pricing has held: the market is paying 100.3% of list. The requirement is that the list price be right. With this much competing inventory and contract timelines stretching toward eleven weeks, a home priced above the market does not get negotiated down, it gets skipped for one of the other twenty-nine.

Condition and presentation carry more weight here than in a scarcity market. Buyers with genuine alternatives compare them closely. Confirm your Cuyahoga County point-of-sale requirements before listing rather than during escrow.

How Broadview Heights Compares Nearby

Brecksville — $492,540 average sale, 11 active, 25 pending, $166/sq ft
Independence — $439,338 average sale, 11 active, 7 pending, $173/sq ft
Broadview Heights — $402,935 average sale, 30 active, 16 pending, $166/sq ft
Strongsville — $394,742 average sale, 53 active, 55 pending, $160/sq ft
Seven Hills — $355,307 average sale, 14 active, 17 pending, $147/sq ft
North Royalton — $345,164 average sale, 41 active, 44 pending, $148/sq ft

The whole top of this list clusters between $160 and $173 per square foot. What separates the average sale prices is almost entirely house size: Brecksville averages 3,039 finished square feet against 2,553 in Broadview Heights and 2,390 in North Royalton.

Where the group genuinely differs is availability. Brecksville and Independence each have eleven homes for sale. Strongsville has fifty-three but at a ratio near 1.0. Broadview Heights, at 30 active against 16 pending, is the loosest market in the group by a clear margin.

Frequently Asked Questions

What is the average home price in Broadview Heights, Ohio?

Recent closed sales in the Broadview Heights market area averaged $402,935, or about $166 per square foot on an average of 2,553 finished square feet. That is roughly $118,000 above the Ohio statewide median.

How much is the monthly payment on an average Broadview Heights home?

At the $402,935 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 $2,069 per month on a $322,348 loan. Cuyahoga County property taxes and homeowners insurance are additional.

Is Broadview Heights a buyer’s or a seller’s market?

It is one of the few Cuyahoga County markets currently tilted toward buyers on selection. There are 30 active listings against just 16 under contract — a ratio of 1.88, meaning nearly twice as many homes are available as are spoken for. Prices have not softened, but choice is real here in a way it is not in most neighboring communities.

Do homes in Broadview Heights sell for asking price?

Essentially yes. The average sale closed at 100.3% of list — about $1,118 over asking. Despite the loose inventory, sellers are not discounting.

How long do homes take to sell in Broadview Heights?

Recent closings averaged 58 days from list to contract. Homes currently under contract took considerably longer — 79 days on average — which suggests the pace of going under contract has slowed somewhat relative to the homes that have already closed. Active listings are averaging 58 days.

How does Broadview Heights compare to Brecksville?

They cost exactly the same per square foot — $166 in both — but their inventory conditions are opposites. Broadview Heights has 30 homes for sale against 16 under contract; Brecksville has 11 for sale against 25 under contract. Brecksville’s higher average sale price ($492,540) reflects larger homes, averaging 3,039 square feet against 2,553 in Broadview Heights, not a higher value per foot.

Are prices falling in Broadview Heights?

No. Sales are closing slightly above asking at 100.3% of list, and the price per square foot is in line with neighboring Brecksville and above North Royalton. What has changed is the balance of supply, not the level of prices — this is a market with more selection, not lower values.

Get a Personalized Broadview Heights Market Analysis

Broadview Heights is at an interesting point — more inventory than its neighbors, contract timelines stretching, and prices holding firm. Which of those facts matters most depends entirely on which side of the transaction you are on and what your timeline looks like.

If you are selling, I will price your home against its actual comparable sales and give you a straight assessment of how the current competition affects your positioning. If you are buying, I can help you use the selection advantage here properly — and tell you when a listing is worth moving quickly on.

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

Sources: MLS Now via the Broadview Heights 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 Broadview Heights market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Broadview Heights

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Aug. 29, 2026

Mayfield Heights Ohio Real Estate Market Report – August 2026

Mayfield Heights Ohio Real Estate Market Report August 2026

The twenty homes for sale in Mayfield Heights have been listed an average of 32 days — among the freshest active inventory of any market covered in this series. Nothing here is stale. But those twenty listings are asking $175 per square foot, while recent Mayfield Heights sales have been closing at $153. The market is moving quickly and the current asking prices are running roughly 14% ahead of it. Both of those things are true at once, and which one matters more depends on whether you are buying or selling.

Mayfield Heights Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
20	23	96	$270,306
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$307,945	$153	100.8%	32 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	2.1	1,776 sq ft	$1,388

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

Thirty-Two Days: Nothing Has Had Time to Sit

Active days-on-market is the statistic that tells you what a market has rejected. Sold days-on-market describes the winners; active days-on-market describes what is left over. When the second number climbs well past the first, it means inventory is accumulating because buyers keep passing on it.

Mayfield Heights shows the opposite pattern. Active listings average 32 days, pending sales 45 days, closings 56 days from list to contract. The available inventory is younger than the inventory that sold, which only happens when homes are being taken off the market roughly as fast as they arrive.

Combined with the 0.87 active-to-pending ratio — 20 available against 23 committed — the supply picture here is genuinely tight.

Asking Prices Are Running Ahead of Sale Prices

This is the number to watch. Recent Mayfield Heights sales closed at $153 per square foot. The homes currently listed are asking $175 per square foot — about 14% more. In total-price terms, the average active listing asks $307,945 against an average recent sale of $270,306.

Some of that is composition. Twenty listings is a small sample, and a couple of larger or more updated homes shift the average meaningfully. But 14% per foot is a wide enough gap to take seriously as a signal in its own right.

Here is what makes it genuinely open-ended: the sale-to-list ratio on completed transactions is 100.8% — sellers who have already closed got their asking price and a bit more. So the market has not been rejecting Mayfield Heights pricing. But those closings were priced against a $153-per-foot market. The current listings are testing a higher number, and at an average of 32 days on market, there simply has not been enough time to learn the answer.

If you are buying, treat that 14% as unproven and price your offer against closed comparable sales rather than against what the neighbors are asking. If you are selling, understand that the 100.8% figure describes homes priced at the old level, and does not by itself validate listing 14% above it.

The Per-Foot Leader Among the Moderate Eastern Suburbs

Mayfield Heights sits in the middle of its cluster on total price, but at the top on price per square foot among the eastern suburbs in its range:

Mayfield Heights — $153 per square foot
University Heights — $136
Lyndhurst — $133
Cleveland Heights — $121
Richmond Heights — $116
South Euclid — $113

That is a meaningful premium — 15% over neighboring Lyndhurst and 35% over South Euclid — for square footage in essentially the same corridor. What buyers are paying for is location: direct I-271 access, the Mayfield Road commercial spine, and proximity to the Hillcrest hospital and employment cluster.

Whether that premium is worth it is a real question, not a rhetorical one. If your commute and daily errands run along I-271 and Mayfield Road, it likely is. If they do not, Lyndhurst borders Mayfield Heights and costs 15% less per foot.

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. Mayfield Heights closes slightly below the statewide median in total price while running well above it in supply tightness.

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 $216,245 loan, principal and interest run roughly $1,388 a month.

Cuyahoga County property taxes are among Ohio’s highest and are a meaningful addition to that figure. Get the actual tax number for any specific address before budgeting from the sale price.

Mayfield Heights Market Breakdown by Property Type

What This Means If You Are Buying

Anchor on closed sales, not asking prices. With current listings running 14% per foot above recent closings, the asking prices around you are not evidence of value. The 96 completed transactions are.

Be ready to move anyway. Twenty listings, 23 already under contract, and a 32-day active average mean the well-priced homes do not linger. Full underwriting approval, not a prequalification letter, is what makes an offer work here.

Compare Lyndhurst honestly. It shares a border and costs 15% less per square foot. If nothing about your daily life is anchored to the I-271 corridor, that is real money for a very similar house.

What This Means If You Are Selling

Conditions favor you. Supply is tight, buyer demand is outrunning it, and completed sales have been clearing slightly above asking.

The caution is the same 14% gap read from the other side. Your competition is currently asking $175 per square foot; the market has been paying $153. Pricing with the crowd is not the same as pricing with the market, and in a city with only twenty active listings, a home that sits becomes conspicuous quickly.

Plan roughly eight weeks from list to contract based on recent closings, and confirm Cuyahoga County point-of-sale inspection requirements for your address before you go active rather than during escrow.

How Mayfield Heights Compares Nearby

Beachwood — $668,827 average sale, 19 active, 12 pending, $193/sq ft
Highland Heights — $542,553 average sale, 12 active, 10 pending, $165/sq ft
University Heights — $313,662 average sale, 39 active, 13 pending, $136/sq ft
Mayfield Heights — $270,306 average sale, 20 active, 23 pending, $153/sq ft
Richmond Heights — $265,823 average sale, 14 active, 12 pending, $116/sq ft
Lyndhurst — $257,837 average sale, 29 active, 25 pending, $133/sq ft
South Euclid — $214,735 average sale, 60 active, 35 pending, $113/sq ft

Richmond Heights is the comparison worth noticing. Its average sale price is within $5,000 of Mayfield Heights, but its price per square foot is 24% lower — meaning the same money buys substantially more house there. If floor area is what you are after rather than the Mayfield Road corridor, that is where the difference shows up.

Highland Heights is the step up, doubling the average sale price at a $165-per-foot rate that is only 8% above Mayfield Heights — the difference there is house size, not per-foot value.

Frequently Asked Questions

What is the average home price in Mayfield Heights, Ohio?

Recent closed sales in the Mayfield Heights market area averaged $270,306, or about $153 per square foot on an average of 1,776 finished square feet. That per-foot figure is the highest among the eastern inner-ring suburbs of comparable price — ahead of Lyndhurst, University Heights, Cleveland Heights, and South Euclid.

How much is the monthly payment on an average Mayfield Heights home?

At the $270,306 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 $1,388 per month on a $216,245 loan. Cuyahoga County property taxes and homeowners insurance are additional and are substantial here.

Are homes in Mayfield Heights selling above asking price?

Slightly. The average sale closed at 100.8% of list — about $2,111 over asking. It is a modest premium rather than a bidding-war market, but it is a premium.

Why are current asking prices so much higher than recent sale prices?

The 20 homes currently for sale average $175 per square foot in asking price, while recent closings averaged $153 — a gap of about 14%. Part of that is the mix of what happens to be listed right now, but it also means the current crop is priced ahead of what the market has been paying. Those listings have only been out an average of 32 days, so it is too early to know whether they will get it.

Is Mayfield Heights a buyer’s or a seller’s market?

A seller’s market on supply. There are 20 active listings against 23 already under contract — a ratio of 0.87, meaning more homes are committed than are available to view.

How fast do homes sell in Mayfield Heights?

Very fast, judging by the active inventory. Homes currently for sale have been listed an average of just 32 days — among the freshest active inventory of any market covered in this series so far. Pending sales averaged 45 days and closings 56 days from list to contract.

Is Mayfield Heights a good value compared to nearby suburbs?

It depends on what you are optimizing for. On total price it sits in the middle of its cluster, well below Highland Heights ($542,553) and Beachwood ($668,827). On price per square foot it is the most expensive of the moderately priced eastern suburbs, so you are paying a premium per foot for the location, access to I-271, and the commercial corridor along Mayfield Road.

Get a Personalized Mayfield Heights Market Analysis

With only 20 homes on the market and asking prices running well ahead of closed sales, Mayfield Heights is a city where the difference between a supported price and an aspirational one is worth real money in both directions.

If you are selling, I will tell you where your home actually sits against its closed comparable sales rather than against what the neighbors are asking. If you are buying, I can get you alerted to new listings the day they hit — and give you a straight read on whether an asking price is defensible.

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

Sources: MLS Now via the Mayfield Heights 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 Mayfield Heights market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Mayfield Heights

no comments yet

Aug. 29, 2026

Painesville Ohio Real Estate Market Report – August 2026

Painesville Ohio Real Estate Market Report August 2026

Painesville has 27 homes for sale and 35 already under contract. More homes here are spoken for than are available to look at, and 140 have closed recently in a city of about 20,500 — unusually heavy turnover. The average sale is landing within half a percent of asking price. This is a working, liquid, tightly supplied market, and it is the most affordable entry point in the Lake County corridor by a wide margin.

One caveat before the numbers, because it materially changes them: the underlying MLS data for Painesville currently contains a badly erroneous sale record, and the citywide averages published on the market report page are distorted by it. The figures below are adjusted, and the adjustment is explained in full.

Painesville Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price (adj.)
27	35	140	~$239,800
Avg List Price (Sold)	Avg Price / Sq Ft (adj.)	Sale-to-List Ratio (adj.)	Avg Days on Market
$238,935	~$137	~100.4%	38 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.1	2.2	1,845 sq ft	~$1,231

Source: Painesville, Ohio Real Estate Market Report, MLS Now data as of August 2026. Sale price, price per square foot, and sale-to-list ratio adjusted to remove one erroneous record — see the note below. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Numbers: One Bad Record

The market report page reports an average Painesville sale price of $274,045 against an average list price of $238,935 — a sale-to-list ratio of 114.7%. Taken at face value, that would mean the typical Painesville seller received about $35,000 over asking. No Ohio market is doing that, and this one is not either.

The cause is a single record. A property on Mentor Avenue is entered in the MLS as having listed at $380,000 and sold on 8/17/26 for $5,176,470 — $1,424 per square foot, in a city where the typical sale is near $137 per square foot. It is a data-entry error, not a transaction.

That one record carries about $4.8 million of phantom value. Spread across 140 closings, it adds roughly $34,260 to the citywide average — which is almost exactly the $35,110 gap between the reported average sale and average list price. Remove it and the numbers become coherent:

Average sale price: $274,045 → approximately $239,800
Sale-to-list ratio: 114.7% → approximately 100.4%
Price per square foot: $146 → approximately $137

Two independent checks confirm the adjusted figures. Across the 50 individually listed closings, the median sale-to-list ratio is exactly 100.0%, and 39 of those 50 closed between 95% and 105% of asking. The adjusted 100.4% matches that distribution; the reported 114.7% does not resemble it at all.

Every figure quoted in the rest of this report uses the adjusted numbers. If you pull comparable sales in Painesville yourself, exclude that Mentor Avenue record or it will distort whatever you are calculating.

Twenty-Seven Available, Thirty-Five Under Contract

The active-to-pending ratio in Painesville is 0.77. More homes are already committed than are available to see, which puts this among the more supply-constrained markets in Lake County.

The days-on-market figures confirm it from a different angle. Homes currently for sale have been listed an average of 38 days; pending sales averaged 39 days; closings averaged 60 days from list to contract. Nothing has been sitting long. There is no pile of rejected inventory here — the 27 active listings are, for the most part, simply recent.

The Affordable End of the Lake County Corridor

Adjusted, Painesville closes near $239,800 at roughly $137 per square foot. Its immediate neighbors along the same corridor:

Mentor — $298,916 average sale, $161 per square foot
Willoughby — $279,735 average sale, $162 per square foot
Eastlake — $225,639 average sale, $149 per square foot
Willowick — $217,084 average sale, $139 per square foot

Painesville is not merely cheaper in total price — it is cheaper per square foot than every one of them, by 15% against Mentor and Willoughby. That is the more meaningful comparison, because a lower total price often just means smaller houses. Here it means lower value per foot in the county seat itself, with a historic downtown square, Lake Erie College, and access to the same Route 2 corridor.

140 Closings Is Real Liquidity

One hundred forty recent closings in a city of roughly 20,500 residents is a lot of transaction volume — more than considerably larger communities elsewhere in Northeast Ohio.

That distinguishes an affordable market from a stalled one. Low prices paired with low volume usually signal that buyers are avoiding a place. Low prices paired with heavy volume and a 0.77 supply ratio signal something else entirely: a market where people actively want to transact and cannot find enough inventory to do it.

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. Painesville closes roughly $45,000 below the statewide median on adjusted figures, with a substantially 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 $191,828 loan that works out to roughly $1,231 a month in principal and interest — before Lake County taxes and insurance, which should be verified for any specific address.

Painesville Market Breakdown by Property Type

What This Means If You Are Buying

Verify your comparable sales individually. This is the practical lesson of the Mentor Avenue record. A single bad entry moved the citywide average by $34,000. If you are pricing an offer off automated estimates or a raw market average in Painesville right now, you are working from a number that is roughly 14% too high.

Expect to pay list. The median sale here closed at exactly 100.0% of asking. Neither a discount nor a bidding war is the norm — well-priced homes trade at their price.

Move promptly. With 35 homes under contract against 27 available and active listings averaging 38 days, this market absorbs inventory faster than it produces it.

What This Means If You Are Selling

Supply is on your side. Fewer than thirty homes compete with you citywide, and buyer demand is demonstrably outrunning it.

What the data does not support is pricing above the market on the assumption that Painesville homes are selling 14% over asking. They are not — that figure is an artifact. The real number is essentially list price, and it applies to homes that were priced correctly to begin with.

Plan on roughly two months from listing to contract, and have your Lake County disclosures and any required inspections lined up before you go active rather than after you are under contract.

How Painesville Compares Nearby

Kirtland — $467,296 average sale, 16 active, 4 pending, $156/sq ft
Perry — $351,619 average sale, 25 active, 7 pending, $175/sq ft
Mentor — $298,916 average sale, 81 active, 74 pending, $161/sq ft
Willoughby — $279,735 average sale, 39 active, 25 pending, $162/sq ft
Painesville — ~$239,800 average sale (adjusted), 27 active, 35 pending, ~$137/sq ft
Eastlake — $225,639 average sale, 33 active, 29 pending, $149/sq ft
Fairport Harbor — $221,338 average sale, 1 active, 2 pending, $169/sq ft
Willowick — $217,084 average sale, 18 active, 28 pending, $139/sq ft

Painesville is the lowest per-square-foot market in this entire group. Willowick and Eastlake come closest and sit closer to the Cleveland end of the corridor; Mentor offers three times the selection at a 17% per-foot premium and is the obvious alternative for a buyer who values choice over price.

Frequently Asked Questions

What is the average home price in Painesville, Ohio?

Adjusting for a single erroneous MLS record (explained in the report above), recent Painesville closings averaged approximately $239,800, or about $137 per square foot on an average of 1,845 finished square feet. The unadjusted figure shown on the market report page is $274,045, but essentially that entire difference traces to one property recorded at $5,176,470 after being listed at $380,000.

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

At the adjusted $239,800 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 $1,231 per month on a $191,828 loan. Lake County property taxes and homeowners insurance are additional.

Do homes in Painesville sell for asking price?

Almost exactly. Adjusted for the erroneous record, the average sale closed at about 100.4% of list, and the median of the individually listed sales is 100.0% — with 39 of the 50 detailed closings falling between 95% and 105% of their asking price. This is a market that lands on its number.

Is Painesville a buyer’s or a seller’s market?

A seller’s market on supply. There are 27 active listings against 35 already under contract — a ratio of 0.77, meaning more Painesville homes are spoken for than are available to view.

How long do homes take to sell in Painesville?

Recent closings averaged 60 days from list to contract. More telling, the homes currently for sale have been listed only 38 days on average and pending sales 39 days — there is no backlog of stale inventory sitting on this market.

How does Painesville compare to Mentor and Willoughby?

Painesville is the affordable option in the Lake County corridor. Adjusted, it closes near $239,800 against roughly $298,916 in Mentor and $279,735 in Willoughby, and its per-square-foot pricing of about $137 sits well below both (each around $161–$162). It is the same commute corridor at a meaningfully lower entry point.

Is Painesville a good market for investors?

The fundamentals warrant a look: 140 recent closings in a city of about 20,500 is strong liquidity, entry pricing near $137 per square foot is among the lowest in Lake County, and Lake Erie College anchors some local rental demand. Verify actual rents, Lake County tax rates, and condition on any specific property — and note that this market report page currently carries at least one badly erroneous sale record, so pull your own comparable sales rather than relying on a citywide average.

Get a Personalized Painesville Market Analysis

Painesville is the clearest illustration in this month’s reports of why a citywide average is not a valuation. One incorrectly entered record moved the published average by $34,000, and any automated estimate drawing on the same data is carrying that error forward.

If you are selling, I will price your home against the individual comparable sales that actually apply to it — with the bad records excluded. If you are buying, I can get you in front of new Painesville listings as they hit and tell you honestly whether an asking price is supported.

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

Sources: MLS Now via the Painesville Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Average sale price, price per square foot, and sale-to-list ratio have been adjusted to exclude one erroneous MLS record (305 Mentor Avenue, listed $380,000, recorded sold at $5,176,470); the adjustment method and supporting median are described above. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Painesville

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Aug. 29, 2026

Parma Heights Ohio Real Estate Market Report – August 2026

Parma Heights Ohio Real Estate Market Report August 2026

The homes currently for sale in Parma Heights have been on the market an average of 33 days. That single number says more about this market than the price does. In most of Northeast Ohio, active listings have been sitting 55 to 85 days, because the good ones sold and the rest accumulated. Parma Heights has no accumulation. There are 21 homes for sale, 21 more already under contract, and the average sale is closing $3,877 above asking.

Parma Heights Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
21	21	90	$240,351
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$218,899	$148	101.6%	33 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.9	1,678 sq ft	$1,234

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

Thirty-Three Days Means Nothing Is Left Over

Days-on-market for active listings is the most underused statistic in residential real estate, and it is the one to read first here.

Sold days-on-market tells you how long the winners took. Active days-on-market tells you how long the leftovers have been waiting. When that second number is high, it means the market has been passing on the available inventory and the listings you can see are the ones nobody wanted. When it is low, it means the shelf is being cleared and restocked continuously.

Parma Heights is at 33 days, among the freshest active inventory of any market covered in this series. Pending sales are at 34 days and closings at 48. The whole distribution is compressed. There is essentially no stale inventory in this city right now — what you see for sale is what recently came available.

Twenty-One and Twenty-One

The active-to-pending ratio is exactly 1.00: twenty-one homes for sale, twenty-one under contract. On its face that reads as a perfectly balanced market.

The closing data says otherwise. An average sale at 101.6% of list — $240,351 against a $236,474 average list price — is not what a balanced market produces. Balanced markets settle at or just under asking. Parma Heights is clearing above it, which means the twenty-one available homes are not really twenty-one options: they are a rolling window on inventory that keeps getting taken.

The practical read for a buyer is that this market has the appearance of choice and the behavior of scarcity. Plan accordingly.

A Premium Per Foot, Not a Premium Per House

Here is a comparison that reframes how Parma Heights fits into its neighborhood. Recent sales here averaged $148 per square foot. In Parma next door, the figure is $139. In North Royalton, where the average home sells for more than $100,000 more, it is $148 — the same as Parma Heights.

In other words, Parma Heights is not a cheaper market than North Royalton on the measure that matters most. It is an equally valued market that sells smaller houses. The average Parma Heights sale is 1,678 finished square feet; the total price is lower because there is less of it, not because the square footage is worth less.

That is useful in both directions. Buyers comparing total prices across western Cuyahoga County are often comparing house sizes without realizing it. Sellers here should understand that their per-foot value is competitive with communities that carry a more expensive reputation.

Ninety Closings and Steady Volume

Ninety recent closings in a city of 20,581 is healthy turnover. Combined with the compressed days-on-market figures, it describes a market that is genuinely functioning: homes list, homes sell, homes close, and the cycle repeats without a backlog forming.

That is the difference between an affordable market and a stagnant one, and it is worth confirming before you buy anywhere at this price point. Parma Heights is clearly the former.

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. Parma Heights closes about $45,000 below that median — while running well ahead of the state on days-on-market and sale-to-list ratio.

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 $192,281 loan, that is roughly $1,234 a month in principal and interest.

Budget carefully for the rest of the payment. Cuyahoga County carries some of the highest effective property tax rates in Ohio, and at this price point taxes and insurance can add a substantial fraction on top of the principal-and-interest figure. Get the real number for any specific address.

Parma Heights Market Breakdown by Property Type

Featured Parma Heights Neighborhoods

Parma Heights is built out of platted allotments rather than named districts, and pricing shifts between them:

Ackley Holmstead · Briar Cliff · Briar Hill · Cambridge Pointe · Clayton Townes · Creekside Reserve · Denison Homes Farms · Emerald Towers · Eureka Lake · Eureka Park · Georgetown Arma · Greenbriar Colony · Greenbriar Estates · Greenbriar Shopping Center · Manorford Village · Orcahrd Acres · Park Dale · Park View Acres · Parkdale Subdivison · Parkland Estate

What This Means If You Are Buying

Be ready before you look. With active inventory averaging 33 days and sales clearing above asking, the gap between seeing a listing and losing it is short. Full underwriting approval rather than a prequalification letter is what makes an offer competitive here.

Do not expect to negotiate down. The average buyer paid $3,877 above list. Offering under asking on a fresh, well-priced Parma Heights listing is usually just declining to compete.

Compare on square footage, not sticker price. A $240,000 Parma Heights home and a $340,000 North Royalton home cost about the same per foot. Decide what you actually need in floor area before you decide which city you can afford.

What This Means If You Are Selling

This is a good market to sell into. Homes are moving, closings are landing above asking, and there is no glut of competing inventory to price against — twenty-one listings citywide.

The discipline that produces the 101.6% ratio is pricing at the market and letting buyers compete, not pricing above it and waiting. In a market this compressed, an overpriced listing stands out immediately because everything around it is fresh. Sitting for 60 days here is conspicuous in a way it would not be in a slower city.

Expect roughly seven weeks from list to contract based on recent closings, and be prepared for Cuyahoga County point-of-sale inspection requirements — confirm what applies to your address before you list rather than during escrow.

How Parma Heights Compares Nearby

Seven Hills — $355,307 average sale, 14 active, 17 pending, $147/sq ft
North Royalton — $345,164 average sale, 41 active, 44 pending, $148/sq ft
Middleburg Heights — $304,013 average sale, 21 active, 15 pending, $158/sq ft
Parma Heights — $240,351 average sale, 21 active, 21 pending, $148/sq ft
Parma — $235,497 average sale, 89 active, 93 pending, $139/sq ft
Brook Park — $231,664 average sale, 18 active, 14 pending, $161/sq ft
Brooklyn — $221,758 average sale, 8 active, 10 pending, $137/sq ft

Look down the per-square-foot column rather than the price column and this cluster nearly collapses into one market. Seven Hills, North Royalton, and Parma Heights are within a dollar of each other per foot. Brook Park is actually the most expensive per foot in the group at $161, despite having the second-lowest average sale price — its homes are simply the smallest.

Parma is the natural alternative if selection is the constraint: 89 active listings against Parma Heights’ 21, at about 6% less per square foot.

Frequently Asked Questions

What is the average home price in Parma Heights, Ohio?

Recent closed sales in the Parma Heights market area averaged $240,351, or about $148 per square foot on an average of 1,678 finished square feet. That is roughly $45,000 below the Ohio statewide median in total price — but notably higher than the statewide market on a per-square-foot basis.

How much is the monthly payment on an average Parma Heights home?

At the $240,351 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 $1,234 per month on a $192,281 loan. Cuyahoga County property taxes and homeowners insurance are additional and are significant here.

Are homes in Parma Heights selling above asking price?

Yes. The average sale closed at 101.6% of list — about $3,877 over asking, on an average list price of $236,474. Buyers are competing here, not negotiating.

How fast do homes sell in Parma Heights?

Quickly, and the clearest evidence is the active inventory: homes currently for sale have been listed an average of just 33 days. Recent closings took 48 days from list to contract and pending sales 34 days. Nothing is sitting long enough to go stale.

Is Parma Heights a buyer’s or a seller’s market?

A seller’s market, though a mild one by count. There are 21 active listings and 21 under contract — a ratio of exactly 1.00. What tips it toward sellers is the speed and the above-asking closings, not the raw inventory number.

Why does Parma Heights cost more per square foot than Parma?

Recent Parma Heights sales averaged $148 per square foot against $139 in neighboring Parma — about 6% higher — even though the average Parma Heights sale price is only about $4,900 more. The difference is size: Parma Heights homes trade smaller, so a similar total price buys less floor area. Buyers are paying a modest premium per foot for the location.

Is Parma Heights a good place to buy right now?

It is a reasonable entry point into western Cuyahoga County at a monthly principal-and-interest figure near $1,234, with an active market that clearly moves. The constraint is selection — 21 listings is a short menu, and with active inventory averaging only 33 days on market, hesitating on a well-priced home usually means losing it.

Get a Personalized Parma Heights Market Analysis

With only 21 homes on the market and inventory turning over in about a month, timing matters more in Parma Heights than in most of the region. The listing you are waiting to think about is frequently gone by the time you have thought about it.

If you are selling, I will price your home against its real comparable sales on a per-square-foot basis and walk you through the point-of-sale requirements before they become a problem. If you are buying, I can get you alerted to new Parma Heights listings the day they hit — which in a 33-day market is most of the advantage available.

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

Sources: MLS Now via the Parma Heights 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 Parma Heights market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Parma Heights

no comments yet

Aug. 29, 2026

Alliance Ohio Real Estate Market Report – August 2026

Alliance Ohio Real Estate Market Report August 2026

Alliance has 72 homes for sale — real selection for a city of 21,478 — and the average home is still closing above asking price. Those two facts usually do not appear together. A market with choice normally means buyers negotiating; a market clearing over list normally means nothing is available. Alliance is doing both at once, and the reason is worth understanding before you list or make an offer here.

Alliance Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
72	45	183	$207,003
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$238,804	$127	100.7%	63 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.8	1,635 sq ft	$1,063

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

Selection and a Premium at the Same Time

The active-to-pending ratio in Alliance is 1.60: 72 homes available against 45 under contract. Through most of Northeast Ohio that number is running below 1.0. Alliance buyers can actually shop.

And yet the average recent sale closed at 100.7% of list, about $1,417 above asking. In a market with this much inventory, that is not a sign of scarcity — it is a sign of separation. The homes that are priced and presented correctly are getting competitive attention. The rest are contributing to that count of 72.

For a seller, this is the most actionable thing in the report: the outcome in Alliance is close to binary. You are either in the group that clears above asking in about two months, or you are in the group sitting on the market with seventy-one other listings. Very little separates them except price and condition at the moment of listing.

The Asking-Price Gap Is Size, Not Overpricing

The average active listing in Alliance asks $238,804. The average home sold for $207,003. A $31,800 gap looks at first like sellers reaching too high.

It is not, mostly. Look at the per-foot numbers instead: active listings are asking about $130 per square foot against $127 per square foot on recent sales. That is a 2% difference. What actually differs is size — active listings average 1,780 finished square feet against 1,635 for the homes that sold.

In other words, Alliance sellers are pricing their square footage almost exactly where the market has been paying. The current inventory is simply a bit larger than what has been trading. That is a healthier signal than a market where asking prices have detached from realized value.

183 Closings Is a Lot of Market

One hundred eighty-three recent closings in a city of 21,478 is high turnover — more transactions than considerably larger communities elsewhere in this report. Alliance is a market where property genuinely trades.

That matters more than it sounds. A low average price can mean two very different things: a market where homes are cheap because they sell readily at modest prices, or a market where homes are cheap because nothing moves. Alliance is clearly the first. Liquidity is the difference between an affordable market and a stuck one, and for anyone weighing Alliance as an investment or a first purchase, it is the number to look at alongside the price.

Timing Is Consistent Across the Board

Active listings average 63 days on market. Pending sales averaged 65 days. Recent closings averaged 69 days from list to contract.

Three separate populations landing within six days of each other is a quietly good sign. When unsold inventory has been sitting far longer than the homes that sold, it means the market is accumulating rejects. Alliance shows none of that pattern — the 72 homes available are not, as a group, homes the market has already passed over. Many are simply recent.

Ohio Context and Mortgage Rates

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 Alliance’s price point, monthly principal and interest of roughly $1,063 puts an average home within reach of a considerably wider set of buyers than most of Northeast Ohio — which is a large part of why 183 homes changed hands here.

Alliance Market Breakdown by Property Type

Single-family detached dominates, but every segment is broken out separately:

Featured Alliance Neighborhoods

Alliance’s inventory is spread across a number of established allotments, and pricing varies between them:

Alliance City · Antram Farms · Barcus Acres · Barcus Bros Fairmount Road · Barcus Heights · Beech Heights · Bon Air · Bounded Described · Buckeye Gardens · Bungalow Park · City Alliance · City Farms · City Of Canton · Elroy Zurbruggs · Emmons Fairm · Emmons Fairmount Park · Fruitland Park · Glamorgan Estates · Greenlawn Park · Ivystone Farms

What This Means If You Are Buying

Use the selection, but move on the good ones. Seventy-two listings means you can be selective about neighborhood, condition, and layout in a way buyers in most of this region cannot. It does not mean you can be slow on a well-priced house — those are the ones producing the above-asking average.

Judge listings on price per foot. At roughly $127 to $130 per square foot across both active and sold inventory, this is an unusually legible market. A listing meaningfully above $140 per foot needs to justify itself with condition or updates; one well below $110 usually has a reason worth finding.

Inspect properly at this price point. Much of Alliance’s housing stock is older, and the difference between a $190,000 house and a $190,000 house with a failing roof and knob-and-tube wiring will not show up in any average. A low purchase price is only affordable if the deferred maintenance is accounted for.

What This Means If You Are Selling

The 100.7% sale-to-list figure is genuinely encouraging, but read it correctly: it describes the homes that sold, not the 72 currently sitting. With this much competing inventory, listing above the market does not start a negotiation — it removes you from consideration while other homes get the showings.

Price at the per-foot number your comparable sales support and let the market bid. That is the mechanism producing the above-asking average, and it only works if you are in the running to begin with.

Plan on roughly two months from list to contract, and put money into presentation before you put it into price. In a 72-listing market, the photos decide who walks through the door.

How Alliance Compares Nearby

Alliance is the most affordable of the established Stark County markets on average sale price:

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
Minerva — $260,056 average sale, 12 active, 12 pending, $130/sq ft
Massillon — $255,500 average sale, 78 active, 74 pending, $145/sq ft
Canton — $227,580 average sale, 237 active, 187 pending, $127/sq ft
Alliance — $207,003 average sale, 72 active, 45 pending, $127/sq ft

The Canton comparison is the one that clarifies things. Canton and Alliance are priced identically per square foot — both at $127 — and the $20,000 difference in average sale price is a difference in house size, not in value. If you are choosing between them, you are not choosing between an expensive market and a cheap one. You are choosing between two markets that cost the same per foot, and the decision should turn on neighborhood, commute, and the specific property.

Moving up, North Canton costs about 24% more per square foot and represents the meaningful step up in this part of the county.

Frequently Asked Questions

What is the average home price in Alliance, Ohio?

Recent closed sales in the Alliance market area averaged $207,003, or about $127 per square foot on an average of 1,635 finished square feet. That is roughly $78,000 below the Ohio statewide median of $285,000.

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

At the $207,003 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 $1,063 per month on a $165,602 loan. Stark County property taxes and homeowners insurance are additional.

Are homes in Alliance selling above asking price?

On average, yes. The typical sale closed at 100.7% of list — about $1,417 over asking. It is a modest premium in dollar terms, but it is a premium, which is unusual for a market that also has 72 homes available.

Is Alliance a buyer’s or a seller’s market?

It is one of the more balanced markets in Stark County. There are 72 active listings against 45 under contract, a ratio of 1.60, so buyers have genuine selection — yet closings are still landing slightly above asking. Well-priced homes move; the rest wait.

Why are asking prices higher than sale prices in Alliance?

Mostly because the homes for sale are larger, not because they are overpriced. Active listings average 1,780 square feet against 1,635 for recent sales. On a per-square-foot basis the two are nearly identical — about $130 asked versus $127 sold — so the $31,800 gap between the average listing and the average sale is largely a size difference.

Is Alliance a good market for investors?

It has the ingredients worth evaluating: a low entry price at $127 per square foot, 183 recent closings in a city of about 21,500 — which is substantial liquidity — and the University of Mount Union anchoring local rental demand. As always, verify actual rents, Stark County tax rates, and condition on any specific property rather than underwriting from citywide averages.

How long do homes take to sell in Alliance?

Recent closings averaged 69 days from list to contract, pending sales 65 days, and active listings 63 days. Those three numbers being so close together indicates a market without a backlog of stale inventory — homes are not sitting unsold far longer than the ones that are selling.

Get a Personalized Alliance Market Analysis

Averages across 183 closings do not tell you which side of Alliance’s split your house lands on — the group clearing above asking in two months, or the group still listed. That difference is usually decided before the sign goes in the yard.

If you are selling, I will price your home against its actual comparable sales on a per-square-foot basis and tell you honestly where it sits. If you are buying, I can filter 72 active listings down to the handful worth your time and get you moving quickly on the ones that will not last.

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

Sources: MLS Now via the Alliance 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 Alliance market area as reported by the MLS and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Alliance

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Aug. 29, 2026

Rocky River Ohio Real Estate Market Report – August 2026

Rocky River Ohio Real Estate Market Report August 2026

The average home for sale in Rocky River is asking $347,058. Almost nothing is actually listed at that price. Of the 29 homes on the market, seventeen are priced under $200,000 and one is asking $2,399,000. The median listing — the one in the exact middle — is about $176,000, roughly half the average. If you have been reading Rocky River’s average price and concluding the city is out of reach, the data is telling you something different than you think.

Rocky River Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
29	22	78	$466,212
Avg List Price (Active)	Median List (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio
$347,058	$176,000	$195	99.6%
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
2.9	2.4	2,164 sq ft	$2,394

Source: Rocky River, Ohio Real Estate Market Report, MLS Now data as of August 2026. Median calculated across all 29 active listings. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Two Markets Sharing One ZIP Code

Rocky River does not have a housing market. It has two, and they barely overlap.

Here is how the 29 active listings distribute:

Under $200,000 — 17 listings
$200,000 to $500,000 — 7 listings
$500,000 to $1,000,000 — 4 listings
Over $1,000,000 — 1 listing

Nearly six in ten available homes sit below $200,000 — largely condominiums and smaller attached homes, with the median active listing running about 1,070 finished square feet. At the other end, a single listing at $2,399,000 is enough to lift the citywide average by tens of thousands of dollars all by itself.

This is why an average price is close to useless in Rocky River and why portal estimates here can be so far off. A one-bedroom unit on Linden Road and a lakefront home on Avalon Drive are not two points on the same curve. They are separate markets with separate buyers, separate inventory conditions, and separate pricing dynamics.

The Affordable Half Is the Part Nobody Talks About

Rocky River’s reputation is built on the lake, the west-side address, and the larger homes. Most of what is actually for sale here this month is none of those things.

Seventeen listings under $200,000 in a city this size is meaningful inventory, and it sits below the Ohio statewide median of $285,000 — in a first-ring Cleveland suburb with direct lakefront access, an established downtown along Detroit Road, and a fifteen-minute drive to downtown Cleveland.

For a buyer who has been priced out of Bay Village or Westlake, or who wants a low-maintenance property in a walkable west-side community, this is where the opportunity actually is. At the median active price, principal and interest run roughly $904 a month with 20% down — before taxes, insurance, and condominium fees, which matter a great deal at this price point and should be verified building by building.

The High End Is Where the Waiting Happens

Active listings in Rocky River have averaged 86 days on market. Recent closings averaged 57 days from list to contract, and pending sales 50 days.

That gap is the tell. When the homes still available have been sitting substantially longer than the homes that sold, it means the current inventory is not a random sample — it is what the market has passed over. In Rocky River that skews heavily toward the upper end, where the buyer pool for a $700,000-plus home is naturally small and a single mispriced week can turn into a season.

Sellers at the high end should read the 86-day figure as a planning number, not a warning. Homes here are still clearing at 99.6% of list. The market is not rejecting these properties on price; it is simply thin enough that finding the one right buyer takes time.

Buyers Are Getting a Trim, Not a Discount

The average Rocky River sale closed $1,783 below asking — $466,212 against an average list of $467,995, or 99.6%. On a nearly half-million-dollar transaction, that is a rounding error.

Sellers are setting prices the market accepts, and buyers are not extracting much beyond a courtesy adjustment. If you are planning an offer strategy around a meaningful reduction, the recent closing data does not support it — and it is worth noting the discount is being measured against list prices that in many cases were already adjusted once.

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. Rocky River’s average closing price sits well above that; its median listing sits well below it. Both are true, and which one applies to you depends entirely on which of the city’s two markets you are shopping in.

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 $372,970 loan, the move from 7.00% to 6.65% is worth roughly $88 a month.

Rocky River Market Breakdown by Property Type

In a market this segmented, browsing by property type is more useful than browsing the city as a whole:

All Rocky River homes for sale
Rocky River condominiums — where most of the sub-$200,000 inventory lives
Rocky River new home construction
Rocky River lots and land
Rocky River multi-family properties
Rocky River commercial properties
Rocky River distressed sales

What This Means If You Are Buying

Decide which Rocky River you are shopping. The condominium market and the single-family market here have almost nothing to do with each other. Searching the whole city at once produces a listing feed that makes no sense; filter by property type and price band first.

Ignore the citywide average entirely. It is $347,058 for active listings and $466,212 for closings, and neither figure describes the median transaction. Comparable sales within your own segment are the only numbers worth anchoring on.

At the high end, take your time. Homes above $700,000 are averaging months on market. You have room to be deliberate there, which you do not have in most Northeast Ohio markets right now.

At the low end, verify the carrying costs. Condominium fees vary enormously between buildings here and can change the monthly picture more than the purchase price does. Get the association documents, the fee history, and the reserve position before you get attached.

What This Means If You Are Selling

Price against your segment, not the city. A citywide average of $466,212 is not evidence of anything about a two-bedroom condominium, and a median of $176,000 says nothing about a lakefront property.

If you are selling in the affordable tier, understand that you have sixteen direct competitors. Condition, photography, and a clean fee disclosure decide these sales.

If you are selling at the high end, plan for a longer runway. The 99.6% sale-to-list ratio says the market will pay your number; the 86-day active average says it will take a while to find the buyer who does. Pricing ahead of the market at this end does not create negotiating room, it creates months.

How Rocky River Compares Nearby

Among the western lakeshore suburbs, Rocky River sits second on average closing price:

Bay Village — $517,140 average sale, 19 active, 14 pending, $223/sq ft
Rocky River — $466,212 average sale, 29 active, 22 pending, $195/sq ft
Westlake — $458,052 average sale, 28 active, 25 pending, $185/sq ft
Lakewood — $355,453 average sale, 66 active, 40 pending, $201/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

Lakewood is the instructive neighbor. Its average sale price is about $111,000 lower than Rocky River’s, but its price per square foot is actually higher — $201 against $195. The two cities are priced almost identically on a per-foot basis; Rocky River simply sells bigger houses. For a buyer comparing the two, the real difference is square footage and lot size, not value per foot.

Fairview Park and North Olmsted are the meaningful step down, both closing near $280,000 with materially lower per-foot pricing.

Frequently Asked Questions

What is the average home price in Rocky River, Ohio?

Recent closed sales in the Rocky River market area averaged $466,212, or about $195 per square foot on an average of 2,164 finished square feet. Be careful with that average, though — Rocky River spans everything from $95,000 condominiums to multi-million-dollar lakefront homes, so the average describes the market as a whole rather than any particular house.

Why is the average listing price so much higher than the typical listing?

Because a handful of very expensive properties pull the mean upward. The average active listing in Rocky River asks $347,058, but the median active listing — the one in the exact middle — asks about $176,000. Seventeen of the 29 homes currently for sale are priced under $200,000, while one is asking $2,399,000. In a market shaped like this, the median is the more useful number.

How much is the monthly payment on an average Rocky River home?

At the $466,212 average closing price with 20% down and the Freddie Mac 30-year average of 6.65% as of August 20, 2026, principal and interest run roughly $2,394 per month on a $372,970 loan. At the median active list price of about $176,000, the same assumptions produce roughly $904 per month. Taxes, insurance, and condominium fees are additional.

Do homes in Rocky River sell for asking price?

Essentially. The average sale closed at 99.6% of list — about $1,783 below asking on an average list price of $467,995. Buyers are getting a small trim, not a discount.

Is Rocky River a buyer’s or a seller’s market?

Mildly buyer-friendly on selection. There are 29 active listings against 22 under contract, a ratio of 1.32. But the choice is uneven: the condominium tier has real inventory while the larger single-family and lakefront segments are thin.

Are there affordable homes in Rocky River?

Yes, and this is the most commonly missed fact about the city. More than half of what is currently for sale is priced under $200,000. Rocky River’s reputation is built on its lakefront and its larger homes, but the majority of its available inventory this month sits well below the Ohio statewide median of $285,000.

How long do homes take to sell in Rocky River?

Recent closings averaged 57 days from list to contract and pending sales 50 days. Active listings, however, are averaging 86 days — a gap that says the homes still sitting have been sitting a while, typically at the high end where the buyer pool is smallest.

Get a Personalized Rocky River Market Analysis

Rocky River is the clearest example in Northeast Ohio of a city where the published averages will mislead you. An automated valuation trained on a citywide mean does not know whether your property is one of the seventeen listings under $200,000 or the one at $2.4 million.

If you are selling, I will value your home against the homes that actually compete with it — same segment, same building or same street, same buyer pool. If you are buying, I can filter this market down to the part of it you are actually shopping and get you in front of new inventory as it lists.

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

Sources: MLS Now via the Rocky River Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Averages are as reported by the MLS; medians and price-band counts were calculated from the full set of 29 active and 22 pending listings shown on the market report page. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Rocky River

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Aug. 29, 2026

Ohio's Right of Redemption: How Late Can You Stop a Foreclosure?

Illustration of cash stacked beside a court order, representing an Ohio owner redeeming a home before the sheriff's sale is confirmed

In Ohio you can stop a foreclosure right up until the court confirms the sheriff’s sale — not the day of the auction, and not the day the judgment was entered. ORC 2329.33 lets the judgment debtor deposit with the clerk the amount of the judgment the property was sold on, all costs including poundage, and interest, “at any time before the confirmation thereof.” When that deposit is made, the statute says the court “shall make an order setting aside such sale.”

That single word — confirmation — is the whole answer, and it is where owners lose days they did not know they had. The auction is loud and it feels final. It is not. Confirmation is a separate entry the judge signs afterward, on the court’s own schedule, typically within a few weeks of the sale but sometimes longer. Until it is signed, the sale is not final and the redemption right is alive. Once it is signed, the right is gone, because Ohio gives an owner no redemption period after confirmation the way a handful of other states do.

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Redeeming means producing the entire judgment in cash, which is why most owners who beat a foreclosure do it by selling before the court confirms rather than by redeeming. 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 Ohio’s Right of Redemption Actually Says

ORC 2329.33 is short, and reading it is worth more than reading anything written about it. In sales of real estate on execution, the judgment debtor may deposit with the clerk of the court the amount of the judgment or decree upon which the lands were sold, with all costs, including poundage, plus interest at eight per cent per annum on the purchase money from the day of sale to the time of the deposit. On that deposit, the court sets the sale aside.

Two details in that sentence get misquoted constantly. The eight per cent is charged on the purchase money — the amount the winning bidder paid — from the sale date forward. It is not a rate applied to your judgment balance, and it is not the interest rate on your mortgage. And where the judgment creditor is itself the purchaser, which is common when the bank bids in its own case, the statute applies that interest only to the excess above the creditor’s claim.

The section closes by preserving something separate and older: it does not take away the court’s power to set aside a sale for any reason it could have been set aside for before April 16, 1888. Redemption under 2329.33 is a right you can exercise by paying. A motion to set the sale aside for irregularity in the sale itself is a different argument, and one an attorney makes for you.

Why Confirmation, Not the Auction, Is the Deadline

After the sheriff sells, the officer returns the writ to the court. ORC 2329.31 then directs the court, on finding the sale was conducted the way the law requires, to confirm it within thirty days of that return. So there are two clocks, and the one that matters to you starts at the return of the writ, not at the drop of the hammer.

The same section expressly contemplates the gap being longer. Nothing in it prevents the court from staying confirmation of the sale — the statute names redemption among the reasons — and when a stay ends, confirmation is due within thirty days after it terminates. That is the statutory basis for the thing foreclosure attorneys do quietly all the time: ask the court to hold confirmation while a payoff, a refinance or a sale is being funded.

What You Actually Have to Pay to Redeem

Redemption is not catching up on missed payments. It is the judgment. If the decree of foreclosure was entered for a hundred and eighty thousand dollars, the deposit is a hundred and eighty thousand dollars, plus court costs, plus the sheriff’s poundage, plus the statutory interest described above. There is no partial redemption and no payment plan built into ORC 2329.33.

Which is why the honest framing of this post is narrow. Statutory redemption is real, and it works, but it works for the owner who has a refinance approval, a relative with cash, a settlement arriving, or a buyer already under contract. Most people reading a foreclosure notice at eleven at night do not have the judgment in cash. They have equity in a house, which is a different asset and needs a different move.

How Long Is the Window Between the Sale and Confirmation?

Days to a couple of months, and the honest answer is that it depends on the county. Confirmation is a docket event: the return has to come in, the entry has to be prepared and submitted, and the judge has to sign it. How fast that happens turns on how backed up the court is, which is why the same fact pattern moves differently in Franklin County than it does two counties away. Anyone quoting you a single statewide number is guessing.

A failed first auction stretches it further. Under ORC 2329.20 property cannot be sold at the first auction for less than two-thirds of the appraised value, and if no one bids that, ORC 2329.52(B) sends it to a second auction with no minimum bid, held not earlier than seven days and not later than thirty days after the first. That is another few weeks in which nothing has been confirmed and the redemption right is still open.

Is There Any Redemption Period After Confirmation?

No. Ohio is not a post-sale redemption state. Once the court confirms, the statutory right under ORC 2329.33 is spent, and the buyer’s title proceeds toward deed and possession. Advice you find online about a six-month or one-year redemption period after the sale is describing another state’s statute, and importing it here is one of the more expensive mistakes a distressed owner can make.

The legislature said the same thing directly in the expedited track for vacant and abandoned property: ORC 2308.03(C) provides that the equitable and statutory rights of redemption on a property found vacant and abandoned expire upon confirmation of the sale. Same line in the sand, written twice.

Redemption Is Not Reinstatement, and Not a Payoff

Three different things get called “stopping the foreclosure,” and they have different price tags. Reinstatement means curing the arrears — the missed payments, late fees and costs — and returning the loan to current. It is generally a servicing question rather than an ORC 2329.33 question, and where it is available it is the cheapest and earliest of the three.

Payoff means satisfying the mortgage debt in full before judgment, which stops the case for the ordinary reason that there is nothing left to foreclose. Redemption under ORC 2329.33 is the last of the three: it comes after judgment and after the sale, it costs the judgment rather than the arrears, and it exists because the first two windows have closed. If a servicer is still offering reinstatement, take that door first.

Selling Before Confirmation: the Version Most Owners Can Do

A sale that pays the judgment does the same work as a redemption deposit and does not require you to have the money first — the buyer brings it. If there is equity in the house, that equity is what pays the payoff, and whatever is left over is yours instead of being bid away at auction. That is the practical reason the calendar matters: every week between the auction and confirmation is a week a closing can still land.

It is tighter after the sale than before it, and it usually requires the cooperation of the plaintiff’s counsel and often a motion to stay confirmation, which ORC 2329.31 allows for. Before the sale it is far cleaner. Either way, answer honestly what the house is worth against what is owed: if the payoff exceeds the value, you are not looking at a sale that redeems anything but at a short sale, which is a different negotiation.

What Happens Once the Sale Is Confirmed

Confirmation starts the mechanics of transfer. ORC 2329.31 requires the officer to collect the balance of the purchase price from the buyer within thirty days of confirmation, and to record the deed prepared under ORC 2329.36 within fourteen days after confirmation and payment; if that does not happen on time, the purchaser can ask the court to order the transfer. Proceeds are distributed according to the confirmation entry, and any surplus after the liens and costs belongs to the former owner — a fact that goes unclaimed more often than it should.

Possession is separate from title. A new owner who wants an occupant out goes through the court rather than changing the locks. But by then the argument is about moving dates, not about saving the house.

Frequently Asked Questions

How late can you stop a foreclosure in Ohio?

Up to the moment the court confirms the sheriff’s sale. ORC 2329.33 lets the judgment debtor deposit the judgment amount, all costs including poundage, and statutory interest with the clerk at any time before confirmation, and the court must then set the sale aside. The auction is not the cutoff; the confirmation entry is.

Does Ohio give you a redemption period after the sheriff's sale?

Not after confirmation. Ohio’s redemption right runs up to confirmation and ends there, and ORC 2308.03(C) says the same thing explicitly for vacant and abandoned properties in the expedited track. Six-month and one-year post-sale redemption periods you may read about online belong to other states and do not apply in Ohio.

How much does it cost to redeem a house in Ohio?

The full judgment the property was sold on, plus all costs including the sheriff’s poundage, plus interest at eight per cent per annum on the purchase money from the day of sale until the deposit. That interest runs on the winning bid, not on your loan balance. Redemption is not the same as curing missed payments and there is no partial redemption.

How long after the sheriff's sale does confirmation happen?

ORC 2329.31 directs the court to confirm within thirty days of the return of the writ when the sale was properly conducted, and to confirm within thirty days after any stay ends. In practice the elapsed time from auction to signed entry varies by county docket, so treat it as days to a couple of months rather than a fixed number.

Can I sell my house after the sheriff's sale but before confirmation?

Sometimes, and it is worth asking. A closing that pays the judgment in full accomplishes what a redemption deposit would, and ORC 2329.31 permits the court to stay confirmation while that is arranged. It requires the plaintiff’s cooperation and moves quickly, which is why selling before the auction is the far easier version of the same idea.

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