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.

Sept. 4, 2026

Louisville Ohio Real Estate Market Report – August 2026

Louisville Ohio Real Estate Market Report August 2026

Louisville has 21 homes for sale against 26 under contract, and the ones still available have been listed an average of just 28 days. One hundred twenty have closed recently at an average of $271,407. This is a small Stark County market absorbing inventory far faster than it is being replaced.

One figure on the market report page needs correcting before the rest makes sense: it shows homes selling 7.5% above asking, and the detailed records do not support that. The working number is closer to 100%. The explanation is below.

Louisville Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
21	26	120	$271,407
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List (detailed records)	Avg Days on Market
$334,876	$151	~100.2%	28 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.3	1,829 sq ft	$1,394

Source: Louisville, Ohio Real Estate Market Report, MLS Now data as of August 2026. Sale-to-list calculated from the 46 individually detailed closings rather than the published citywide figure — see below. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Sale-to-List Figure

The market report page reports an average sale price of $271,407 against an average list price of $252,462 — a sale-to-list ratio of 107.5%, or $18,945 over asking on a typical transaction. No Ohio market is producing a premium of that size across 120 sales.

The individually detailed closings tell a different and much more ordinary story. Across the 46 records shown:

Average list price — $263,022
Average sale price — $263,529
Ratio — 100.2%, with a median of exactly 100.0%
40 of 46 sales closed between 95% and 105% of asking; the highest was 110%

That is a normal, healthy market landing on its number — not one paying five-figure premiums. The gap between the citywide figure and the detailed records points to bad list-price data among the records not individually shown, which is a pattern that has appeared in several other Ohio markets this month.

The average sale price of $271,407 and the $151 per square foot figure are consistent with the detailed records and are used throughout the rest of this report. The sale-to-list ratio is the figure to discount.

Twenty-Eight Days, and More Committed Than Available

Active days-on-market is the statistic that reveals what a market has passed over, and Louisville is at 28 days. Every home currently for sale is, on average, less than a month old on the market. There is no accumulation here.

Twenty-one listings against twenty-six under contract gives a ratio of 0.81 — more homes committed than a buyer can walk into. Add 120 recent closings and the arithmetic is nearly six sales for every home available.

The pace is accelerating, too. Pending sales reached contract in 40 days against the 61 days the recent closings required. Whatever the closed data describes, the current market is moving faster.

Between Canton and North Canton, on Both Measures

Louisville sits neatly between its two larger Stark County neighbours:

North Canton — $309,630 sale, 2,033 sq ft, $158/sq ft
Louisville — $271,407 sale, 1,829 sq ft, $151/sq ft
Canton — $227,580 sale, 1,805 sq ft, $127/sq ft

The Canton comparison is the meaningful one. Louisville and Canton sell homes of almost identical size — within twenty-five square feet on average — but Louisville commands 19% more per square foot. That is the value the market places on the separate municipality and school district.

North Canton is only 5% above Louisville per foot, which makes it a closer competitor than the $38,000 difference in average sale price suggests.

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. Louisville closes slightly below that median with a dramatically tighter supply picture — twenty-one listings against 120 recent closings is a fraction of a month.

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 $217,126 loan that is roughly $1,394 a month in principal and interest.

Louisville Market Breakdown by Property Type

What This Means If You Are Buying

Do not budget for a 7.5% premium. The detailed records say the market pays essentially list price. Plan for the number on the sign, not $19,000 above it.

Be ready to move. Twenty-eight-day active inventory and twenty-six homes already under contract mean the constraint is response time, not selection.

Price the Canton comparison. A 19% per-foot difference on homes of the same size is real money — roughly $44,000 on an 1,800-square-foot house. Worth deciding deliberately.

Look at North Canton in parallel. Only 5% more per foot, with more than twice the inventory.

What This Means If You Are Selling

Conditions are strong: twenty other listings citywide, more homes under contract than available, and a market absorbing inventory in under a month.

Price at the market and expect to get essentially your number. The published 107.5% figure should not tempt you into building a premium into the asking price — the actual detailed records show the market paying list, not above it, and an aggressive number in a twenty-one-listing city is conspicuous.

Given the pace, be ready before you list: photographs, showing availability, and a plan for where you go next. Have your Stark County disclosures prepared in advance.

How Louisville Compares Nearby

Hartville — $376,300 average sale, 13 active, 12 pending, $177/sq ft
North Canton — $309,630 average sale, 51 active, 53 pending, $158/sq ft
Louisville — $271,407 average sale, 21 active, 26 pending, $151/sq ft
Minerva — $260,056 average sale, 12 active, 12 pending, $130/sq ft
Massillon — $255,320 average sale, 77 active, 74 pending, $145/sq ft
Canton — $227,580 average sale, 237 active, 188 pending, $127/sq ft
Alliance — $207,003 average sale, 72 active, 45 pending, $127/sq ft

Massillon is priced 4% below Louisville per square foot and carries nearly four times the inventory — the practical alternative for a buyer whose constraint is selection rather than location.

Alliance and Canton are where the per-foot rate genuinely drops, both at $127, about 16% below Louisville.

Frequently Asked Questions

What is the average home price in Louisville, Ohio?

Recent closed sales in the Louisville market area averaged $271,407, or about $151 per square foot on an average of 1,829 finished square feet. That is roughly $14,000 below the Ohio statewide median of $285,000.

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

At the $271,407 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 $1,394 per month on a $217,126 loan. Stark County property taxes and homeowners insurance are additional.

Do homes in Louisville really sell 7.5% above asking?

The published figure says so, but the detailed records do not support it. Across the 46 individually listed closings on the market report page, the average list price was $263,022 and the average sale price $263,529 — a ratio of 100.2%, with a median of exactly 100.0% and 40 of 46 sales landing between 95% and 105% of asking. Treat roughly 100% as the working figure and the published 107.5% as a data artifact.

Is Louisville a buyer or a seller market right now?

A seller market. There are 21 active listings against 26 under contract — a ratio of 0.81, meaning more homes are committed than available — and the active inventory has been listed an average of just 28 days.

How fast do homes sell in Louisville?

Quickly. Homes currently for sale have been on the market an average of 28 days and pending sales reached contract in 40 days, both well under the 61 days recent closings required. The pace has picked up noticeably.

How does Louisville compare to Canton and North Canton?

Louisville sits between them. At $151 per square foot it runs well above Canton ($127) and below North Canton ($158), with an average sale price of $271,407 against $227,580 and $309,630. It is also far tighter on supply than either — 21 active listings against 26 pending.

Why is there so little for sale in Louisville?

One hundred twenty homes have closed recently against twenty-one currently available — nearly six to one — with twenty-six more under contract. This is a small Stark County city absorbing inventory considerably faster than it is being added, and the 28-day average age of the active listings confirms it.

Is Louisville a good place to buy right now?

It offers newer, larger housing stock than Canton at a moderate premium, with a monthly principal-and-interest figure near $1,394. The constraint is selection — twenty-one listings and a 28-day turnover mean you need to be ready to move rather than browse.

Get a Personalized Louisville Market Analysis

Louisville is a market where the published sale-to-list ratio is misleading by a wide margin, and where inventory turns over in under a month. Both of those make timely, accurate information worth more than usual.

If you are selling, I will price your home against the individual comparable sales that actually apply and position it for the speed this market moves at. If you are buying, I can get you in front of new Louisville listings immediately and give you a realistic read on what an offer needs to be — which is not what the citywide figure implies.

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

Sources: MLS Now via the Louisville Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Sale price, price per square foot, and listing counts are as reported by the MLS; the sale-to-list ratio was calculated from the 46 individually detailed closings shown on the market report page, which do not support the published citywide figure. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Louisville

no comments yet

Sept. 4, 2026

Franklin County Foreclosure Process: What Columbus Homeowners Should Expect

Illustration of the Columbus skyline behind a courthouse and a foreclosure case file, representing a Franklin County foreclosure

A Franklin County foreclosure is a lawsuit, not an administrative process. It is filed in the Franklin County Court of Common Pleas, you have 28 days from service to file an answer, and it ends at an online sheriff's auction that opens on a Friday at 9:00 a.m. Eastern on the county's auction site. From the day the complaint is filed to the day the gavel falls, most cases run somewhere between six and fourteen months, and the single biggest variable is how contested the case is, not how fast anyone wants to move.

The deadline that decides what you can still do is not the auction. Under ORC 2329.33 an Ohio owner may redeem by paying the judgment, interest and costs any time before the court confirms the sale — and the Franklin County Sheriff's own guidance says confirmation is typically filed 30 to 60 days after the sale date. Until that entry is journalized, the house is still yours, and a sale you arrange that funds before confirmation can still pay the loan and put the equity in your pocket instead of a bidder's.

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A Franklin County case gives you months of warning and then very little room at the end, so the useful time to know your number is now, not the week of the auction. No obligation, no fee, and we will tell you honestly if listing would net you more. Get a cash offer on your Ohio home.

Where the case gets filed and how to find it

Residential mortgage foreclosures in Columbus and the rest of the county are filed in the general division of the Common Pleas court, and the docket is public. Before that filing can happen at all, federal servicing rules under 12 CFR 1024.41(f)(1) generally require the borrower to be more than 120 days delinquent — roughly four missed payments. If you are two payments behind and someone tells you the sheriff is coming, that is not how this works.

Franklin County adds a wrinkle worth knowing about. The court's civil practice guidelines require plaintiff's counsel in a residential foreclosure to personally certify the authenticity and accuracy of the documents supporting a default or summary judgment motion. If that certification is missing or inadequate, the motion is overruled and the case is set for trial. It is a paperwork requirement aimed at the lender, not at you, but it is one of the reasons a Franklin County case can take longer than the calendar suggests.

The 28 days that matter most

You have 28 days from service of the complaint to file an answer. That window is the whole ballgame procedurally: miss it and the lender's attorney moves for default judgment, which the Franklin County Treasurer's published timeline puts at roughly 5 to 30 days after the answer period closes. Answer, and the case becomes contested, which buys months.

Filing an answer is not the same as winning, and it is not a reason to stop looking at the numbers. What it does is preserve the schedule you need to do anything else — apply for loss mitigation, negotiate, or sell the house on your own terms. Talk to an attorney about the answer itself; the point here is only that the date on the summons is real.

Judgment, praecipe, and the appraisal that sets your floor

After judgment, the lender's attorney files a praecipe with the Clerk of Courts, which delivers the order of sale to the Sheriff. Then the property is appraised. Under ORC 2329.17 the sheriff calls three disinterested freeholders who own real property in the county, and for residential property they must return a value within 21 calendar days of the order of appraisal. If they do not, the appraised value defaults to the county auditor's most recent value unless the court orders otherwise for good cause.

That number matters more than most people realize. Under ORC 2329.20 the property cannot sell for less than two-thirds of the appraised value at the first auction. If nobody bids that much, ORC 2329.52(B) provides for a second auction with no minimum bid. A low appraisal lowers your floor; a fair one is sometimes the difference between a sale that clears the debt and one that leaves a deficiency behind.

How Franklin County actually sells the house

Sales here are conducted online. The Sheriff's Office runs its auctions through the county's Realauction site, and its published guidance is specific: each Friday at 9:00 a.m. Eastern the online auction opens. Ohio law backs that up — ORC 2329.152 requires an online auction to stay open for bidding a minimum of seven calendar days, and ORC 2329.153 established the statewide official public sheriff sale website that county sales run on. An in-person courthouse sale still happens when a court order requires it.

Bidders must fund a deposit set by ORC 2329.211: $2,000 if the appraised value is $10,000 or less, $5,000 up to $200,000, and $10,000 above that, with the judgment creditor exempt. The Sheriff's Office requires wire deposits two business days before the Friday auction and ACH deposits seven days before. The sale is advertised for three consecutive weeks as ORC 2329.27 requires; in Franklin County that runs in the Columbus Dispatch. And per the Sheriff's FAQ, properties sold at sheriff's sale are not available for inspection — which is exactly why bidders discount them.

Confirmation is the real deadline

The auction does not transfer anything by itself. The court still has to confirm the sale, and ORC 2329.31 directs the court to do so within thirty days of the return of the writ, subject to any stay. In practice the Franklin County Sheriff says confirmation is typically filed 30 to 60 days after the sale. The confirmation entry names the purchaser, orders the deed, and orders the distribution of proceeds.

Two clocks start there. The purchaser must pay the balance of the price within thirty days of confirmation, and the officer must record the deed within fourteen days after confirmation and payment. And your right of redemption under ORC 2329.33 ends when that confirmation entry hits the journal. Everything you might still want to do — redeem, close a sale, negotiate a payoff — has to be done before it, not after.

After confirmation: possession and any deficiency

Once the deed is recorded the new owner can seek a writ of possession. The Franklin County Treasurer's published timeline describes former owners generally getting 10 to 14 days to move, extendable toward 30 days in a hardship. This is a court-ordered eviction carried out by deputies, not something a buyer can do themselves.

If the sale brought less than the debt, the lender may pursue a deficiency judgment. Ohio limits this in a narrower way than most summaries admit: the two-year limitation in ORC 2329.08 applies to one- and two-family dwellings. It is not a blanket rule for every property, and a triplex, a rental portfolio or a commercial parcel is a different conversation to have with a lawyer.

How long it takes, and where you still have leverage

Add the published steps up and the arithmetic is roughly: four months of delinquency before filing, 28 days to answer, a few weeks to judgment on an uncontested case, then the Treasurer's timeline allows about three months for appraisal, scheduling and three weeks of advertising, then 30 to 60 days to confirmation. That is why a straightforward Franklin County case lands in the six-to-fourteen-month range from filing, and why a contested one can run considerably longer. Nobody can promise you a specific date.

The leverage is that the whole sequence is public and slow at the front. Look up your own case on the Clerk of Courts docket and find the two dates that matter: the sale date, and whether a confirmation entry has been filed. If the sale has not happened, you have room to sell, refinance, or work out loss mitigation. If it has happened and confirmation has not, you have less room but it is not zero. Across the county — from Franklin County's suburbs to the older neighborhoods inside 270 — the mistake we see most is waiting until the auction week to ask what the house is worth.

Frequently Asked Questions

How long does a Franklin County foreclosure take?

Most run six to fourteen months from the complaint to the sheriff's sale, and a contested case can run longer. Before filing, federal rules generally require the borrower to be more than 120 days delinquent. After the sale, confirmation typically follows in another 30 to 60 days according to the Sheriff's Office.

When are Franklin County sheriff sales held?

The Sheriff's Office conducts its sales online, with each auction opening on a Friday at 9:00 a.m. Eastern on the county's Realauction site. Ohio law requires an online auction to remain open for bidding at least seven calendar days. In-person courthouse sales still occur when a court order specifically requires one.

Can I sell my house after the foreclosure sale in Franklin County?

Only before the court confirms the sale. ORC 2329.33 lets the owner redeem by paying the judgment, interest and costs any time before confirmation, and a sale that funds before that entry can still pay the loan off. Once confirmation is journalized, ownership transfer is underway and that window has closed.

What is the minimum bid at a Franklin County sheriff sale?

At the first auction the property cannot sell for less than two-thirds of the appraised value under ORC 2329.20. If it does not sell, ORC 2329.52(B) provides for a second auction with no minimum bid. The appraisal itself is done by three disinterested freeholders under ORC 2329.17.

How long do I have to move out after a Franklin County sheriff sale?

Not immediately. The purchaser has to wait for confirmation, payment and the recorded deed before seeking a writ of possession. The Franklin County Treasurer's published timeline describes former owners generally receiving 10 to 14 days to move once that writ issues, sometimes extended toward 30 days for hardship.

East Liverpool Ohio Real Estate Market Report – August 2026

East Liverpool Ohio Real Estate Market Report August 2026

The cheapest homes in East Liverpool are the ones that are not selling. Active listings ask an average of $79 per square foot. Homes going under contract right now are at $114 — forty-four percent more. Recent closings landed in between at $97. When the discounted inventory is the inventory that sits, the obstacle is not the price.

East Liverpool Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
53	31	84	$166,151
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$141,000	$97	97.0%	106 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
2.9	1.9	1,692 sq ft	$853

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

Three Segments, Three Very Different Prices

Lay the price-per-square-foot figures side by side and the gap is unusually wide:

Active listings — $141,000 average, $79 per square foot, on market 69 days
Recently closed — $166,151 average, $97 per square foot, 106 days to contract
Under contract now — $196,851 average list, $114 per square foot, 71 days to contract

The pending cohort — the most recent activity in this market — is paying 44% more per square foot than the standing inventory is asking. Buyers are not gravitating toward the cheapest listings. They are stepping past them.

That inverts the usual diagnosis. When expensive homes sit, the prescription is a price cut. When cheap homes sit while buyers pay more elsewhere, the price is already doing all it can, and the obstacle is something else: condition, deferred maintenance, layout, or location within the city.

East Liverpool is a historic Ohio River town with housing stock going back well over a century. The range in condition across that stock is enormous, and it shows up in this data more clearly than in almost any other market in this series.

What That Means for a Buyer

There is genuine opportunity here and a genuine caution, and they are the same fact viewed from two sides.

The opportunity: fifty-three listings, an average asking price of $141,000, and sellers who in many cases have been on the market for months. Principal and interest at the citywide average sale price runs about $853 a month. If you have the appetite and the budget for a house that needs work, this is a market with a lot of it available cheaply.

The caution: at $79 per square foot in a market where buyers are choosing $114-per-foot homes instead, assume there is a reason and find out what it is before you offer. Sometimes it is something you genuinely do not mind — a location, a layout, a dated kitchen. Sometimes it is a roof, a foundation, or knob-and-tube wiring. The inspection is where that gets settled, and in this market it is the most important money you will spend.

A Slow Market That Still Transacts

Recent closings took 106 days to reach a contract. Fifty-three homes are available against thirty-one under contract — a ratio of 1.71. Sales are landing at 97.0% of list, about $5,068 below asking.

None of that describes a fast market. But 84 homes have closed recently, which is real volume for a city this size, and homes currently under contract reached that point in 71 days — a third faster than the recent closings. The well-positioned properties are moving considerably quicker than the citywide average implies.

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. East Liverpool closes about 42% below that median, with looser supply and a much slower pace.

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 $132,921 loan that is roughly $853 a month in principal and interest; the difference between 7.00% and 6.65% is about $31 a month here.

Rates are not what governs this market. Condition and absorption are.

East Liverpool Market Breakdown by Property Type

Featured East Liverpool Neighborhoods

East Liverpool climbs from the Ohio River through its historic neighbourhoods, and pricing varies sharply between them:

Beaver Crestview Estate · Belmar Place · Beta Plan · Bloomfield Second Add · Bradshaw Farms Add · Bright View · Calcutta Acres · Clear View · Coach Manor · Country Estates · East Acres · Echo Valley · Edgemont Place Add · First Memorial Park Add · Fisher Park · Forsyth Place · Frederick Heights · Gaston Place · Hanley Park Place · Hillcrest Heights

What This Means If You Are Buying

Ask why a listing is cheap before you get excited about it. With the pending cohort paying 44% more per foot than the active listings are asking, that question is doing more work in East Liverpool than anywhere else in this report.

Inspect thoroughly and hold a repair reserve. At this price point the inspection determines the real cost of the house, not the contract.

Negotiate. The average buyer got about 3% off, and with a 106-day pace many sellers have had time to reconsider.

Do not read the active average as the market. At $141,000 and $79 per foot, it describes what buyers have passed over. The market is $166,151 and $97.

What This Means If You Are Selling

If your home is in sound condition, this market is better for you than the citywide numbers suggest — buyers are actively paying up for properties that do not need work, and the pending cohort is transacting well above the closings.

If your home needs work and has been sitting, the standard advice may be wrong. The listings that are sitting in East Liverpool are already the cheap ones. Another price cut puts you further into the segment buyers are stepping past. Addressing the items that make a house read as a project — and documenting the ones already addressed — is worth more here than another $10,000 off.

Plan on roughly three and a half months to a contract, with fifty-two other listings competing for the same buyers.

How East Liverpool Compares Nearby

Columbiana — $299,931 average sale, 22 active, 20 pending, $161/sq ft
Minerva — $260,056 average sale, 12 active, 12 pending, $130/sq ft
Salem — $207,646 average sale, 43 active, 32 pending, $127/sq ft
Lisbon — $184,040 average sale, 23 active, 13 pending, $97/sq ft
East Liverpool — $166,151 average sale, 53 active, 31 pending, $97/sq ft

Lisbon is priced identically per square foot at $97 and closes about $18,000 higher because it sells slightly different stock. The two are effectively one value tier, and both sit well below the rest of Columbiana County.

Salem is the step up at 31% more per foot, and Columbiana is the county’s premium market at $161.

Frequently Asked Questions

What is the average home price in East Liverpool, Ohio?

Recent closed sales in the East Liverpool market area averaged $166,151, or about $97 per square foot on an average of 1,692 finished square feet. That is roughly 42% below the Ohio statewide median of $285,000.

How much is the monthly payment on an average East Liverpool home?

At the $166,151 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 $853 per month on a $132,921 loan. Columbiana County property taxes and homeowners insurance are additional.

Why are the cheapest listings the ones not selling?

The 53 active listings ask an average of $79 per square foot. Homes currently under contract are at $114 — 44% higher — and recent closings landed at $97. The inventory sitting on the market is materially cheaper than what buyers are actually choosing, which points to condition rather than price as the obstacle on those listings.

How much can you negotiate off asking price in East Liverpool?

Meaningfully. The average sale closed at 97.0% of list — about $5,068 below asking. With 53 active listings against 31 under contract and a 106-day pace on recent closings, buyers have selection, time, and room.

Is East Liverpool a buyer or a seller market right now?

A buyer market. The active-to-pending ratio is 1.71, sales are closing about 3% under asking, and recent closings took 106 days to reach a contract. That said, 84 homes have closed recently — this market transacts, it just does so slowly.

What should a buyer check most carefully in East Liverpool?

Condition, above everything else. At $97 per square foot in a historic Ohio River town with housing stock going back well over a century, the roof, furnace, electrical service, plumbing, and foundation determine the real cost of a house. The fact that the cheapest listings are the ones sitting makes this more important here than in most markets — find out why a home is priced below the clearing rate before you offer.

How long do homes take to sell in East Liverpool?

Recent closings averaged 106 days from list to contract. Homes currently under contract got there in 71 days and active listings have been out 69, so the better-positioned properties are moving considerably faster than the citywide average implies.

How does East Liverpool compare to nearby markets?

At $97 per square foot it is the joint cheapest market in Columbiana County alongside Lisbon, and well below Salem ($127), Minerva ($130), and Columbiana ($161). Its 53 active listings make it the deepest inventory in the county after Salem.

Get a Personalized East Liverpool Market Analysis

East Liverpool is a market where the usual playbook does not apply. The listings that are sitting are the cheap ones, which means the standard seller advice — cut the price — is often exactly wrong, and the standard buyer instinct — the cheapest listing is the best value — is often exactly wrong too.

If you are buying, I can tell you which of the fifty-three listings are worth pursuing and what an inspection is likely to find on a home of that age. If you are selling and your home has not moved, I will tell you honestly whether the problem is the number or something else — because in this market it is frequently something else.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-East Liverpool

no comments yet

Sept. 3, 2026

Struthers Ohio Real Estate Market Report – August 2026

Struthers Ohio Real Estate Market Report August 2026

Principal and interest on the average Struthers home comes to about $840 a month. The homes going under contract right now are cheaper still — listed at an average of $129,560, roughly 31% less per square foot than what recently closed. Activity in this Mahoning valley market is concentrated at its most affordable end, and buyers are negotiating $4,825 off asking on the way through.

Struthers Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
23	15	47	$163,514
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$169,143	$119	97.1%	79 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.8	1,436 sq ft	$840

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

The Pipeline Is Working the Bottom of the Market

Compare the two most recent segments:

Recently closed — 1,436 sq ft, sold $163,514, $119 per square foot
Under contract now — 1,621 sq ft, listed $129,560, $82 per square foot

The homes currently under contract are larger than the ones that closed, and priced 31% lower per square foot. That is a substantial shift in what is trading.

Fifteen pending sales is a small sample, so treat this as a signal rather than a settled trend. But if it holds, next month’s reported average sale price for Struthers will come in noticeably below this month’s — not because values dropped, but because the mix of what sold changed. That distinction matters when the headline number moves.

What it suggests practically is that demand here is price-sensitive. Buyers are finding the cheapest inventory and taking it, while the more expensive listings wait.

Eight Hundred Forty Dollars a Month

At the $163,514 average closing price with 20% down, principal and interest run about $840 a month on a $130,811 loan — for a three-bedroom home averaging 1,436 finished square feet, minutes from the Youngstown employment area.

Two things belong alongside that figure. Mahoning County property taxes and homeowners insurance are real costs that vary by parcel, and at this price point they represent a substantial fraction of the total monthly payment — verify them for a specific address rather than estimating from the sale price.

And at $119 per square foot in older Mahoning valley housing stock, the roof, furnace, electrical service, and foundation determine whether an inexpensive house is genuinely inexpensive. The inspection is the most important money spent before closing, and a repair reserve belongs in the budget rather than in the hopes.

A Premium Over Youngstown, for a Smaller House

Struthers borders Youngstown, and the pricing difference is worth understanding precisely:

Struthers — $163,514 sale, 1,436 sq ft, $119/sq ft
Youngstown — $153,448 sale, 1,645 sq ft, $98/sq ft

Struthers costs 21% more per square foot and sells homes roughly 200 square feet smaller. In total-price terms the gap is only about $10,000, which is why the difference is easy to miss — but on a value-per-foot basis it is substantial.

What buyers are paying for is a separate municipality with its own school district and services. Whether that is worth 21% per foot is a legitimate question, and it should be a decision rather than a default. Campbell and Youngstown are both immediately adjacent and both cheaper per foot.

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 $130,811 loan that is roughly $840 a month in principal and interest; the difference between 7.00% and 6.65% is about $31 a month here.

Rate movements are not what drives this market. Condition, taxes, and absorption are.

Struthers Market Breakdown by Property Type

Featured Struthers Neighborhoods

Struthers runs along the Mahoning River valley through established allotments, and pricing varies between them:

Audrey Lane · Brandon Ave · Brownlee Heights · City Struthers · Clingan Crossing · Clingan Xing Condos · Crecas Add · Creeds Second Add · Emma Henrys Lake View · Garden Heights · Grace Lyon · Greater Youngstown Plan · Greater Youngtown · Grimm Heights · Hamilton Woods · Home Crest · Howard Linsenbigler Rep · Idora Lane · Isaiah Sells Heirs · Judith Lane

What This Means If You Are Buying

Negotiate. The average buyer got about 3% off. In a market taking eleven weeks to produce a contract, that is standard rather than aggressive.

Inspect thoroughly and budget for it. At $119 per square foot the mechanical systems, not the price, determine what the house costs.

Get the real tax figure. At this price level, Mahoning County taxes materially change the monthly picture.

Price the Youngstown comparison honestly. A 21% per-foot difference across a shared border is worth an afternoon of consideration, even if you end up choosing Struthers.

What This Means If You Are Selling

Be realistic on both price and timeline. Twenty-two other homes compete with you, buyers are negotiating about 3% under asking, and reaching a contract takes roughly eleven weeks.

The pending data adds a caution: the homes going under contract now are priced well below the recent closings. Buyers in this market are shopping on price, and a listing above the clearing range will not get negotiated down — it will get passed over for one of the cheaper ones.

Anchor at the $119 per square foot benchmark, adjust honestly for condition, and put money into presentation. Documented recent mechanical work is worth real money at this price point, where buyers are budgeting for repairs.

How Struthers Compares Nearby

Canfield — $431,168 average sale, 46 active, 22 pending, $155/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
Struthers — $163,514 average sale, 23 active, 15 pending, $119/sq ft
Youngstown — $153,448 average sale, 181 active, 111 pending, $98/sq ft

Austintown is the step up in the Mahoning valley at 12% more per square foot, on homes about 240 square feet larger. Warren is cheaper per foot than Struthers at $112 while closing $22,000 higher, because it sells substantially larger homes.

Youngstown remains the deepest market in the valley by far, with 181 active listings and 428 recent closings.

Frequently Asked Questions

What is the average home price in Struthers, Ohio?

Recent closed sales in the Struthers market area averaged $163,514, or about $119 per square foot on an average of 1,436 finished square feet. That is roughly 43% below the Ohio statewide median of $285,000.

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

At the $163,514 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 $840 per month on a $130,811 loan — among the lowest monthly figures of any market covered in this series. Mahoning County property taxes and homeowners insurance are additional.

What is selling in Struthers right now?

The most affordable end of the market. Homes currently under contract were listed at an average of $129,560 and about $82 per square foot, against $163,514 and $119 on recent closings — roughly 31% less per square foot. Buyers are concentrating on the cheapest inventory.

How much can you negotiate off asking price in Struthers?

Meaningfully. The average sale closed at 97.1% of list — about $4,825 below asking. With 23 active listings against 15 under contract and a roughly eleven-week pace, buyers have both selection and room.

Is Struthers a buyer or a seller market right now?

A buyer market. The active-to-pending ratio is 1.53, sales are closing about 3% under asking, and recent closings took 79 days to reach a contract.

Why does Struthers cost more per square foot than Youngstown?

Struthers closes at $119 per square foot against Youngstown’s $98 — a 21% premium — while selling smaller homes, averaging 1,436 square feet against 1,645. The premium reflects Struthers being a separate municipality with its own school district and services, and it is worth pricing deliberately rather than assuming the valley is uniform.

How long do homes take to sell in Struthers?

Recent closings averaged 79 days from list to contract and pending sales 80 days. Active listings have been out 68 days. Plan on roughly two and a half to three months.

Is Struthers a good market for investors?

Entry pricing is among the lowest in this series at about $119 per square foot, and 47 recent closings show the market transacts. The counterweights are pace — nearly three months to contract — and the age of the housing stock, where condition varies enormously. Verify actual rents, Mahoning County tax rates, and get a thorough inspection before underwriting anything.

Get a Personalized Struthers Market Analysis

At $119 per square foot, the difference between a good purchase and an expensive one in Struthers is almost never the price — it is the roof, the furnace, and the wiring. Two houses on the same street at the same number can be tens of thousands of dollars apart in real cost.

If you are buying, I can tell you which of the twenty-three listings are worth pursuing, what to look hard at, and where the negotiating room genuinely sits. If you are selling, I will price your home against real comparable sales and give you an honest timeline rather than an optimistic one.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Struthers

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Sept. 3, 2026

Willoughby Hills Ohio Real Estate Market Report – August 2026

Willoughby Hills Ohio Real Estate Market Report August 2026

The average Willoughby Hills sale closed $15,154 below asking — the largest average dollar discount in this entire report series. There are 18 homes for sale against just 6 under contract, and the median listing has been sitting 172 days. But the six homes that did go under contract got there in 30 days. This market is split cleanly in two, and knowing which half you are in determines everything.

Willoughby Hills Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
18	6	35	$421,080
Median List (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Median Days on Market (Active)
$599,500	$173	96.5%	172
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.3	2.7	2,578 sq ft	$2,162

Source: Willoughby Hills, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 58 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Two Markets, One City

The clearest way to see what is happening here is to line up the three segments by price and by time:

Active listings — median asking $599,500, median 172 days on market
Under contract now — average list $409,100, reached contract in 30 days
Recently closed — sold at $421,080, took 58 days to contract

The homes that are transacting sit around $410,000 to $420,000 and move in a month or two. The homes that are sitting ask nearly $600,000 and have been on the market close to half a year.

That is not a market in trouble — it is a market where the standing inventory is concentrated in a price band with very few buyers. Thirty-five homes have closed recently, which is real volume for a city this size. The mid-tier is working perfectly well.

The practical consequence: if you are shopping around $400,000 in Willoughby Hills, you are competing on a short timeline. If you are shopping at $550,000 or above, you have three homes to choose from for every one committed and sellers who have been waiting six months.

A $15,154 Average Discount

The average Willoughby Hills sale closed at 96.5% of list — $421,080 against an average list price of $436,234. In dollar terms that is $15,154, the largest average buyer discount in this report series.

One qualification, stated honestly: the median of the thirty-five individual closings is 98.7%, and twenty-one of them landed between 95% and 105% of asking. So the average is being pulled down by a group of deeply discounted sales — the lowest closed at 72% of list — rather than by every seller giving back fifteen thousand dollars.

Read together with the inventory picture, that makes sense. The homes selling well below asking are almost certainly the ones that sat at an ambitious price for months before adjusting. The discount is real, and it is concentrated exactly where the 172-day listings are.

The Most Expensive of the Willoughby-Area Markets

At $173 per square foot on homes averaging 2,578 finished square feet, Willoughby Hills is both the priciest and the largest-home market in its immediate corridor:

Willoughby Hills — $421,080 sale, 2,578 sq ft, $173/sq ft
Willoughby — $279,735 sale, 1,797 sq ft, $162/sq ft
Mentor — $298,916 sale, 1,907 sq ft, $161/sq ft
Eastlake — $225,639 sale, 1,651 sq ft, $149/sq ft
Wickliffe — $216,839 sale, 1,609 sq ft, $146/sq ft

It is also by far the loosest on supply. Mentor runs 81 active against 74 pending; Willoughby 39 against 25. Willoughby Hills is 18 against 6.

Willoughby Hills is a low-density community with larger lots, the Chagrin River, and direct I-90 and I-271 access. Its housing stock is bigger than its neighbours’, which is both why it prices higher and why its buyer pool is narrower.

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. Willoughby Hills closes about $136,000 above that median, with a considerably looser supply picture than the state as a whole.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $336,864 loan that is roughly $2,162 a month in principal and interest, with the move from 7.00% to 6.65% worth about $79 a month.

Willoughby Hills Market Breakdown by Property Type

What This Means If You Are Buying

The leverage is at the top, not across the board. If you are shopping above $500,000 here, you have unusual negotiating power — three homes available per commitment and sellers six months into a listing. Below $450,000, the market moves in a month.

Ask how long each listing has been active. With a 172-day median, that question separates the negotiable listings from the fresh ones more reliably than price does.

Anchor on closed sales. The median asking price is $599,500; the average closing is $421,080. Those describe different tiers, and the second one is where transactions actually happen.

Buy the square footage. At 2,578 feet on average, Willoughby Hills sells substantially more house than Willoughby, Mentor, or Eastlake — for a 7% to 18% per-foot premium.

What This Means If You Are Selling

Be honest with yourself about which tier your home is in, because the two behave nothing alike.

Near $400,000 to $420,000, conditions are fine — that is where the pending activity is, and it is moving in about a month.

Above $500,000, the data is a warning. The median listing at that level has been out for close to six months, and the average sale has come in $15,154 under asking. Pricing alongside the other high-end listings puts you in the queue with them; pricing to the closed comparable sales is what gets you out of it.

Presentation matters at this level, and so does patience. Have your Lake County disclosures ready and plan for a longer runway if you are at the upper end.

How Willoughby Hills Compares Nearby

Willoughby Hills — $421,080 average sale, 18 active, 6 pending, $173/sq ft
Kirtland — $467,296 average sale, 16 active, 4 pending, $156/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
Eastlake — $225,639 average sale, 33 active, 29 pending, $149/sq ft
Wickliffe — $216,839 average sale, 18 active, 19 pending, $146/sq ft

Kirtland is the closest peer on both price and market conditions — a higher average sale price on a similarly loose supply picture, 16 active against 4 pending, at 10% less per square foot. Buyers at the upper end of eastern Lake County should be looking at both.

Mentor is where the volume is, with 81 active listings and 322 recent closings against Willoughby Hills’ 35.

Frequently Asked Questions

What is the average home price in Willoughby Hills, Ohio?

Recent closed sales in the Willoughby Hills market area averaged $421,080, or about $173 per square foot on an average of 2,578 finished square feet. That is roughly $136,000 above the Ohio statewide median.

How much is the monthly payment on an average Willoughby Hills home?

At the $421,080 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 $2,162 per month on a $336,864 loan. Lake County property taxes and homeowners insurance are additional.

How much can you negotiate off asking price in Willoughby Hills?

More, in dollar terms, than in any other market covered in this series. The average sale closed at 96.5% of list — about $15,154 below asking. The median of the individual closings is 98.7%, so the average is pulled down by a group of deeply discounted sales rather than every transaction, but the negotiating room here is real.

Is Willoughby Hills a buyer or a seller market right now?

Firmly a buyer market. There are 18 active listings against just 6 under contract — a ratio of 3.00 — and the median active listing has been sitting 172 days. Buyers here have selection, time, and meaningful negotiating leverage.

Why have listings been on the market for so long?

The standing inventory is a much higher price tier than what is actually selling. The median active listing asks $599,500; recent closings averaged $421,080. Those upper-tier properties have a small buyer pool and are averaging around six months on market, while the six homes currently under contract — at an average list price of $409,100 — got there in just 30 days.

What is actually selling in Willoughby Hills?

The mid-tier. Homes under contract were listed at an average of $409,100 and reached that point in 30 days. Recent closings averaged $421,080 in 58 days. Anything near the $600,000 median asking price is in a different and much slower segment.

How does Willoughby Hills compare to Willoughby and Mentor?

It is the most expensive of the three at $173 per square foot against $162 in Willoughby and $161 in Mentor, and it sells notably larger homes — 2,578 square feet against 1,797 and 1,907. It is also by far the loosest on supply: 18 active against 6 pending, where Mentor runs 81 against 74.

Is Willoughby Hills a good place to buy right now?

For a buyer at the upper end of the Lake County market, the conditions are unusually favourable — three homes available for every one committed, a six-month median time on market, and an average discount over $15,000. The trade-off is that the well-priced mid-tier homes still move in about a month, so leverage is concentrated in the higher price bands rather than spread across the market.

Get a Personalized Willoughby Hills Market Analysis

Willoughby Hills is currently two markets with one set of published statistics. A $599,500 median asking price and a $421,080 average sale price are not two views of the same thing — and the difference between a home that sells in thirty days and one that sits for six months is decided almost entirely by which side of that line it is priced on.

If you are selling, I will tell you honestly which tier your home competes in and what number moves it. If you are buying, I can show you exactly where the negotiating leverage sits in this market — it is not evenly distributed.

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

Sources: MLS Now via the Willoughby Hills 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; the active median, the median sale-to-list ratio, and the time-on-market distribution were calculated from the individual listings shown on the market report page. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Willoughby Hills

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Sept. 3, 2026

Cambridge Ohio Real Estate Market Report – August 2026

Cambridge Ohio Real Estate Market Report August 2026

Nothing in Cambridge moves quickly. Active listings have been out 105 days. Homes under contract took 120 days to get there. Recent closings took 102. All three segments sit in the same three-to-four-month band — and yet homes are selling at 100.4% of asking. In this market, a transaction costs patience rather than price.

Cambridge Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
51	38	111	$238,919
Median List (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$199,000	$138	100.4%	102 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.1	2.0	1,825 sq ft	$1,227

Source: Cambridge, Ohio Real Estate Market Report, MLS Now data as of August 2026. Active figure shown as a median; the raw average of $286,815 is lifted by high-priced parcels. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Slow Everywhere, at Full Price

The three days-on-market figures are the defining feature of this market, and they are worth reading together:

Active listings — 105 days on market
Under contract now — 120 days to reach a contract
Recently closed — 102 days from list to contract

There is no fast segment here. Nothing in Cambridge is being absorbed in weeks, and the homes currently under contract took the longest of all.

What makes that interesting is the pricing. Sales are landing at 100.4% of list, about $908 over asking. If this were a market rejecting prices, closings would come in below list and sellers would be cutting. They are not. The homes that sell get their number.

The honest diagnosis is a thin buyer pool rather than a pricing problem. Cambridge is the Guernsey County seat at the I-70 and I-77 interchange, with a real local economy and Salt Fork State Park drawing recreational interest — but the number of people shopping for a given house at a given time is small. Matching a property to its buyer simply takes longer here than it does in a metro suburb.

Use the Median, Not the Average

The active-listing average of $286,815 does not describe an ordinary Cambridge house. The individual listings show why:

Least expensive active listing — $79,900
Median active listing — $199,000
Most expensive active listing — $1,350,000
Fourteen of the 51 listings carry no square-footage figure — the signature of land

A $199,000 median against a $286,815 average is a large gap, and it comes from acreage and higher-end parcels sitting in the same pool as houses. For a residential buyer, the median is the useful number.

One further data caution: this page carries a number of duplicate records — eight among the active listings and six among the closings. If you are running your own analysis on the full data set, deduplicate first.

Mid-Range for Southeastern Ohio

At $138 per square foot, Cambridge is priced in the middle of its region:

New Philadelphia — $252,504 sale, $148/sq ft
Coshocton — $194,026 sale, $143/sq ft
McConnelsville — $189,592 sale, $139/sq ft
Cambridge — $238,919 sale, $138/sq ft
Marietta — $255,121 sale, $130/sq ft
Newcomerstown — $194,713 sale, $117/sq ft

Cambridge’s higher average sale price relative to Coshocton and McConnelsville is largely a size effect — it sells homes averaging 1,825 square feet against 1,631 and 1,622. Marietta is the closest peer on scale and pace, at 6% less per square 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. Cambridge closes about $46,000 below that median with a looser supply picture and a much slower pace.

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 $191,135 loan that is roughly $1,227 a month in principal and interest.

Rates are not what governs this market. Absorption is, and a quarter-point move will not change a hundred-day sales cycle.

Cambridge Market Breakdown by Property Type

With land a meaningful share of the inventory, filtering by property type is worthwhile here:

What This Means If You Are Buying

Use the time; it is the main advantage here. Fifty-one listings and a hundred-day cycle mean you can see everything and decide carefully. Very few Ohio buyers get that.

Do not expect a discount. Sales are landing at 100.4% of list. The slow pace does not translate into price concessions, because sellers here are already priced correctly and are prepared to wait.

Plan around $199,000, not $286,815. The median is the residential market; the average includes parcels.

Think about resale before you buy. If there is any chance you will need to sell within a few years, factor in a three-to-four-month exit. That is a real cost and it belongs in the calculation.

What This Means If You Are Selling

The good news is that Cambridge pays list price. The requirement is that you can wait for it — roughly three and a half months on the recent evidence, and the current pending cohort took four.

Because the market is not discounting, a price cut is often the wrong first response to a slow listing. Look at presentation and photography before you look at the number, and confirm that your price genuinely matches comparable sales for homes of your size and condition rather than the citywide average.

Fifty other listings compete with you, and buyers here are under no time pressure at all.

How Cambridge Compares Nearby

New Philadelphia — $252,504 average sale, 31 active, 33 pending, $148/sq ft
Marietta — $255,121 average sale, 55 active, 33 pending, $130/sq ft
Cambridge — $238,919 average sale, 51 active, 38 pending, $138/sq ft
Coshocton — $194,026 average sale, 69 active, 23 pending, $143/sq ft
Newcomerstown — $194,713 average sale, 13 active, 18 pending, $117/sq ft

New Philadelphia is the faster and tighter market in this group — 31 active against 33 pending, closing $14,000 higher on similar-sized homes. For a buyer who wants a more liquid southeastern Ohio market, that is where to look.

Coshocton has even looser supply than Cambridge, at 69 active against 23 pending, and a comparable pace.

Frequently Asked Questions

What is the average home price in Cambridge, Ohio?

Recent closed sales in the Cambridge market area averaged $238,919, or about $138 per square foot on an average of 1,825 finished square feet. Note that the median active listing asks only about $199,000 — a small number of high-priced parcels lift the averages considerably.

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

At the $238,919 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 $1,227 per month on a $191,135 loan. Guernsey County property taxes and homeowners insurance are additional.

How long do homes take to sell in Cambridge?

Longer than almost anywhere. Active listings have been out an average of 105 days, pending sales took 120 days to reach a contract, and recent closings 102 days. All three segments sit in the same three-to-four-month band. Sellers should plan for a season and a half.

Do homes in Cambridge sell for asking price?

Yes, essentially. The average sale closed at 100.4% of list — about $908 over asking. The slow pace here is not a pricing problem; homes get their number, it simply takes time to find the buyer.

Is Cambridge a buyer or a seller market right now?

It leans toward buyers on selection and time. There are 51 active listings against 38 under contract — a ratio of 1.34 — and a three-month pace gives buyers room to consider carefully. But prices are holding at list, so the leverage is in timing rather than in discounts.

Why is the average asking price so much higher than the median?

Because the active-listing segment mixes land and higher-priced parcels in with houses. Among the 51 individual active listings, prices run from $79,900 to $1,350,000, the median is $199,000, and fourteen carry no square-footage figure at all. The median is the number a home buyer should use.

Are there data problems with the Cambridge market report?

Some duplicates. The page carries several repeated records — eight in the active segment and six among the closings — along with a substantial number of listings with no living-area figure. Any calculation you run across the whole data set will be affected. Pull individual comparable sales rather than relying on citywide totals.

How does Cambridge compare to nearby markets?

At $138 per square foot Cambridge sits mid-range for southeastern Ohio — below Coshocton ($143), New Philadelphia ($148), and McConnelsville ($139), and above Marietta ($130), Newcomerstown ($117), and Uhrichsville ($115). Its 51 active listings and 111 recent closings make it one of the deeper markets in the region.

Get a Personalized Cambridge Market Analysis

Cambridge is a market where the citywide statistics deserve scrutiny: duplicated records, a third of the inventory carrying no living-area figure, and an average asking price $88,000 above the median. None of that makes the market unhealthy — homes sell at asking — but it does make the published numbers a poor basis for pricing a specific house.

If you are selling, I will value your home against genuine comparable sales with duplicates and parcels excluded, and give you an honest timeline rather than an optimistic one. If you are buying, I can filter this market to the houses and tell you which of the fifty-one listings are worth your time.

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

Sources: MLS Now via the Cambridge 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; the median active list price, price range, and duplicate counts were calculated from the individual listings shown on the market report page. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Cambridge

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Sept. 3, 2026

Vermilion Ohio Real Estate Market Report – August 2026

Vermilion Ohio Real Estate Market Report August 2026

Across 66 recent closings, Vermilion homes were listed at an average of $422,483 and sold for an average of $422,432. The difference is fifty-one dollars — on a market averaging over four hundred thousand. That is the closest to exact par of any market in this series, and it says something specific about how this Lake Erie harbour town prices itself.

Vermilion Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
32	31	66	$422,432
Avg List Price (Sold)	Median List (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio
$422,483	$342,900	$185	100.0%
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.4	2.4	2,019 sq ft	$2,169

Source: Vermilion, Ohio Real Estate Market Report, MLS Now data as of August 2026. Active median calculated from the individual listings; the raw active average of $516,731 is skewed by waterfront properties. Recent closings averaged 88 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Fifty-One Dollars

A $51 gap between average list and average sale price, across sixty-six transactions on a $422,000 base, is a statistical curiosity — but it is also a genuine signal.

What it means is that Vermilion sellers and Vermilion buyers have converged completely on value. Sellers are not testing ambitious numbers; buyers are not extracting discounts. Everything is transacting at the price it was offered at.

That is unusual anywhere, and especially in a market with a substantial waterfront component, where valuation is normally more contested. It suggests that the agents and owners working this market have a well-calibrated sense of what specific properties are worth — which is what you would expect in a small, established, boat-oriented community where everyone knows the housing stock.

The practical translation is straightforward. In Vermilion, the list price is the price. Buyers should treat it as informative rather than aspirational, and sellers should understand that the number they set is very close to the number they will get.

Read the Median, Not the Average, on Asking Prices

The one figure that does need adjusting is the active-listing average. The page reports $516,731, but the individual listings tell a different story:

Least expensive active listing — $149,000
Median active listing — $342,900
Most expensive active listing — $2,483,000

Vermilion has genuine Lake Erie waterfront, and waterfront prices are not on the same curve as the rest of the city. A handful of those properties lifts the average nearly $174,000 above the median.

The two segments also behave differently on time. The median active listing has been out just 46 days, while pending sales averaged 103 days to reach a contract — the higher-priced and waterfront properties are the ones taking months, and they are what stretches the averages.

Near the Top of Lorain County

At $185 per square foot, Vermilion is priced with the county’s lakeshore leaders:

Avon — $590,546 sale, $188/sq ft
Avon Lake — $459,987 sale, $187/sq ft
Vermilion — $422,432 sale, $185/sq ft
North Ridgeville — $370,868 sale, $170/sq ft
Amherst — $316,564 sale, $157/sq ft
Elyria — $213,679 sale, $135/sq ft

Avon, Avon Lake, and Vermilion sit within three dollars per square foot of one another — effectively the same value tier. The differences in their average sale prices come down to house size and to how much waterfront each carries.

What distinguishes Vermilion within that group is character rather than price: a working harbour, a historic Harbour Town district, and a housing stock oriented around the river and the lake rather than around subdivisions.

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 $337,946 loan that is roughly $2,169 a month in principal and interest, with the move from 7.00% to 6.65% worth about $80 a month.

For waterfront and near-water parcels, insurance is the line item most often underestimated. Get a real quote on a specific address before you budget from the purchase price.

Vermilion Market Breakdown by Property Type

What This Means If You Are Buying

The list price is the price. A $51 average gap across sixty-six sales says this market does not negotiate meaningfully. Budget for the number on the sign.

Decide first whether you are shopping the water. The waterfront market and the rest of Vermilion have different prices, different buyer pools, and different timelines. Searching the city as a whole produces statistics that describe neither.

Off the water, plan around $342,900. That is the median asking price and it is a far better guide than the $516,731 average.

On the water, price the carrying costs first. Insurance, dock and seawall maintenance, and access rights vary enormously parcel to parcel and can change the economics more than the purchase price does.

What This Means If You Are Selling

Price accurately and you will get your number — that is what a 100.0% sale-to-list ratio across sixty-six transactions means. But it also means there is no upside to testing a higher one, because this market has demonstrated it does not bid past the asking price.

Set the number on genuine comparable sales for your segment. A waterfront property and an in-town home have separate comparables, separate buyer pools, and separate timelines — the citywide figures serve neither.

Expect roughly three months to a contract on the sold-data average, though well-priced in-town homes are moving faster than that. Waterfront should be planned for a longer runway.

How Vermilion Compares Nearby

Avon — $590,546 average sale, 21 active, 36 pending, $188/sq ft
Avon Lake — $459,987 average sale, 27 active, 20 pending, $187/sq ft
Vermilion — $422,432 average sale, 32 active, 31 pending, $185/sq ft
North Ridgeville — $370,868 average sale, 40 active, 70 pending, $170/sq ft
Amherst — $316,564 average sale, 27 active, 26 pending, $157/sq ft
Sheffield Lake — $243,281 average sale, 12 active, 17 pending, $152/sq ft

Avon Lake is the closest peer — another Lake Erie community at almost identical per-foot pricing, closing about $37,000 higher on larger homes, with a tighter supply picture at 27 active against 20 pending.

Sheffield Lake is the affordable lakeshore alternative at 18% less per square foot.

Frequently Asked Questions

What is the average home price in Vermilion, Ohio?

Recent closed sales in the Vermilion market area averaged $422,432, or about $185 per square foot on an average of 2,019 finished square feet. That is roughly $137,000 above the Ohio statewide median, reflecting Vermilion’s Lake Erie harbour location.

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

At the $422,432 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 $2,169 per month on a $337,946 loan. Property taxes, homeowners insurance, and — for waterfront parcels — flood and dock considerations are additional.

Do homes in Vermilion sell for asking price?

To a degree that is almost hard to believe. Across 66 recent closings the average list price was $422,483 and the average sale price $422,432 — a difference of $51, or roughly one one-hundredth of one percent. That is the closest to exact par of any market in this report series.

Why is the average asking price over $516,000 when homes sell for $422,000?

Because a small number of waterfront properties pull the mean upward. The median active listing asks about $342,900, while the most expensive asks $2,483,000. In a lakefront market like this one, the median describes what most buyers are shopping far better than the average does.

Is Vermilion a buyer or a seller market right now?

Almost exactly balanced. There are 32 active listings against 31 under contract — a ratio of 1.03 — and sales are landing at 100.0% of list. Neither side holds an advantage.

How long do homes take to sell in Vermilion?

Recent closings averaged 88 days from list to contract and pending sales 103 days. The median active listing, however, has been out just 46 days. Waterfront and higher-priced properties take considerably longer than the ordinary residential stock.

What should a buyer know about Vermilion waterfront property?

That it is a separate market from the rest of the city, with a much smaller buyer pool and a longer timeline — and that the carrying costs are different. Insurance, dock and seawall maintenance, and the specific water access rights attached to a parcel all matter and none of them appear in a price-per-square-foot figure. Price them before you get attached to a property.

How does Vermilion compare to the rest of Lorain County?

It sits near the top. At $185 per square foot Vermilion is just below Avon ($188) and Avon Lake ($187), and above North Ridgeville ($170), Amherst ($157), and Oberlin ($157). Its average sale price of $422,432 is the third highest in the county.

Get a Personalized Vermilion Market Analysis

Vermilion is two markets sharing a harbour: waterfront property with its own pricing, buyer pool, and carrying costs, and an in-town residential market that behaves quite differently. A single citywide average — especially one running $174,000 above the median listing — describes neither well.

If you are selling, I will value your home against the properties that genuinely compete with it and give you a realistic timeline for your segment. If you are buying, I can separate this market into the part you are actually shopping and walk you through the waterfront questions that never appear in a price per square foot.

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

Sources: MLS Now via the Vermilion 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; the median active list price and price range were calculated from the individual listings shown on the market report page. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Vermilion

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Sept. 3, 2026

London Ohio Real Estate Market Report – August 2026

London Ohio Real Estate Market Report August 2026

London closed 145 sales recently at an average of $339,555 — making it the most expensive of the outer Columbus county seats at $189 per square foot, ahead of Circleville, Mount Sterling, and Washington Court House. There are 57 homes for sale against 33 under contract, and buyers are negotiating about $3,525 off asking. Selection and a small discount, on the I-70 corridor forty minutes from downtown Columbus.

London Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
57	33	145	$339,555
Median List (Active, residential)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Median Days on Market (Active)
~$349,900	$189	99.0%	80
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.2	1,875 sq ft	$1,744

Source: London, Ohio Real Estate Market Report, Columbus MLS data as of August 2026. Active figures shown as medians of residential listings rather than raw averages, which include farmland — see below. Recent closings averaged 82 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Active Listing Figures

The market report page shows an average active asking price for London of $621,998 and an average of 161 days on market. Neither describes a house.

This is Madison County, and the active-listing segment mixes farmland and acreage parcels in with residential listings. Sixteen of the fifty-one individually visible active records carry no square-footage figure at all — the signature of land. Agricultural tracts run into seven figures and stay on the market for many months, and a handful of them is enough to move both averages a long way.

Looking at the individual listings instead: the median asks about $349,900, the range runs from $70,000 to $1,299,999, and the median time on market is 80 days — half the reported average.

The sold and pending segments are far cleaner and are what the rest of this report uses: 145 closings, $339,555 average, $189 per square foot, 99.0% of list.

The Priciest of the Outer County Seats

London sits at the top of its peer group on price per square foot:

London (Madison County) — $339,555 sale, $189/sq ft
Circleville (Pickaway) — $293,223 sale, $178/sq ft
Mount Sterling (Madison) — $293,792 sale, $169/sq ft
Washington Court House (Fayette) — $234,336 sale, $154/sq ft

The premium is a location premium. London sits directly on I-70, which is a shorter and considerably simpler run into Columbus than the US-23 or US-35 corridors that serve the other three. It has also seen more recent residential construction, which lifts the per-foot average.

Against Grove City, the Franklin County suburb closer in, London runs about 3% cheaper per square foot — $189 against $195 — which is a much narrower gap than the twenty-five-minute difference in drive time might suggest.

Selection, and a Small Discount

Fifty-seven active listings against thirty-three under contract gives a ratio of 1.73. Sales are closing at 99.0% of list, about $3,525 below asking, with recent closings taking 82 days to reach a contract.

That is a workable set of conditions for a buyer: real inventory to compare, time to consider it, and a modest but genuine negotiating margin. Across most of the Columbus metro this year, none of those three have been available.

For sellers, the same numbers argue for pricing accurately from the start. With fifty-six competing listings and buyers under no time pressure, an aggressive number does not get negotiated down — it gets skipped.

145 Closings Is Real Volume

One hundred forty-five recent closings in a county seat of this size is substantial. London functions as the residential market for Madison County rather than as a satellite of the Columbus suburbs, and the I-70 industrial corridor west of the city supports local demand alongside commuter demand.

That volume matters practically: comparable sales genuinely exist here, valuations rest on evidence rather than on a handful of transactions, and an exit is available if you need one.

Central Ohio Context and Mortgage Rates

Columbus REALTORS reported a July 2026 metro median sale price of $350,000, up 2.3% year over year, on 3,083 sales with 6,193 active listings and roughly 2.4 months of supply. London closes about $10,000 below the metro median with a looser supply picture.

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, with 3.72 months of supply.

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 $271,644 loan that is roughly $1,744 a month in principal and interest.

London Market Breakdown by Property Type

With farmland a substantial part of the active inventory, filtering by property type matters a great deal here:

All London homes for sale
London lots and land — where the acreage parcels are
London new home construction
London condominiums
London multi-family properties
London commercial properties
London distressed sales

Featured London Neighborhoods

London runs from its historic county-seat core out through newer subdivisions, and pricing varies between them:

Amherst Meadows · Brooks Edge · Chevington Place · Choctaw Lake · Edinburgh Cove · Glade Hill · Hyde Park · Lake Choctaw · London Landing At Brooksedge · London Village · Sheffield Commons · Windsor Place

What This Means If You Are Buying

Filter land out before drawing conclusions. Nearly a third of the visible active listings have no living area recorded. Search by property type or the numbers will mislead you.

Use the median, not the average. $349,900 and 80 days describe the houses. $621,998 and 161 days describe a data set with farms in it.

Negotiate modestly. The average buyer got about 1% off. Ask for it.

Run the Grove City comparison. London is only about 3% cheaper per square foot than Grove City despite the extra drive. If the commute matters to you, that gap may be smaller than you assumed.

What This Means If You Are Selling

Volume is on your side — 145 recent closings means real buyers. The constraint is that fifty-six other listings compete for them and buyers are under no time pressure.

Anchor at the $189 per square foot benchmark and adjust honestly for condition and lot. Plan on roughly twelve weeks to a contract for a well-priced home.

Presentation carries real weight when buyers have this much choice.

How London Compares Nearby

Grove City — $377,528 average sale, 158 active, 151 pending, $195/sq ft
London — $339,555 average sale, 57 active, 33 pending, $189/sq ft
Mount Sterling — $293,792 average sale, 10 active, 11 pending, $169/sq ft
Circleville — $293,223 average sale, 54 active, 49 pending, $178/sq ft
Washington Court House — $234,336 average sale, 70 active, 39 pending, $154/sq ft

Grove City is the closer-in alternative and the most useful comparison — 3% more per square foot, in Franklin County, with nearly three times the inventory and a much tighter market at 158 active against 151 pending.

Washington Court House is the affordability step further out, at 19% less per square foot along the US-35 corridor.

Frequently Asked Questions

What is the average home price in London, Ohio?

Recent closed sales in the London market area averaged $339,555, or about $189 per square foot on an average of 1,875 finished square feet. That is roughly $55,000 above the Ohio statewide median and about $10,000 below the Columbus metro median.

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

At the $339,555 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 $1,744 per month on a $271,644 loan. Madison County property taxes and homeowners insurance are additional.

Why does the market report page show an average asking price over $620,000?

Because the active-listing segment mixes farmland and acreage parcels in with houses. This is Madison County, and large agricultural tracts run into seven figures and stay listed for many months — which is also why the reported active days-on-market figure is 161. Among the 51 most recently listed active properties the median asking price is about $349,900 and the median time on market is 80 days.

Can you negotiate on price in London?

Modestly. The average sale closed at 99.0% of list — about $3,525 below asking. With 57 active listings against 33 under contract, buyers have real selection and some room.

Is London a buyer or a seller market right now?

It leans toward buyers on supply. The active-to-pending ratio is 1.73 and sales are closing about 1% under asking. That said, 145 homes have closed recently in a city of this size — this is an active market, not a stalled one.

Why is London more expensive than the other outer Columbus county seats?

At $189 per square foot London runs above Mount Sterling ($169), Circleville ($178), and Washington Court House ($154). It sits directly on I-70 west of Columbus, which is a shorter and simpler commute than the US-23 or US-35 corridors, and it has seen more recent residential construction than its peers.

How long do homes take to sell in London?

Recent closings averaged 82 days from list to contract and pending sales 78 days. For the active inventory, use the median of 80 days rather than the 161-day average, which the farmland listings distort.

Is London a good market for investors?

The volume is the strongest argument — 145 recent closings in a small county seat means comparable sales genuinely exist and an exit is available. The I-70 location and ongoing industrial investment along that corridor support demand. Filter agricultural parcels out of any analysis you run from the citywide data, and verify actual rents, Madison County tax rates, and property condition individually.

Get a Personalized London Market Analysis

London’s published averages mix farmland with houses, which makes them unreliable for valuing a home. A $621,998 asking average in a town where the median residential listing is $349,900 is not a number anyone should be pricing from.

If you are selling, I will value your home against genuine residential comparable sales with the acreage excluded, and give you a realistic timeline. If you are buying, I can filter this market to the houses and run the Grove City comparison with you honestly.

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

Sources: Columbus MLS via the London Ohio Market Report (August 2026) · Columbus REALTORS July 2026 Housing Report · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Sold and pending figures are as reported by the MLS; active medians were calculated from the individual listings to exclude agricultural parcels. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-London

no comments yet

Sept. 3, 2026

Richmond Heights Ohio Real Estate Market Report – August 2026

Richmond Heights Ohio Real Estate Market Report August 2026

Richmond Heights and Mayfield Heights share a border. Recent sales in Richmond Heights averaged 2,290 square feet at $264,253. In Mayfield Heights they averaged 1,776 square feet at $270,306. That is roughly 514 more square feet for about $6,000 less — $116 per square foot against $153, a 24% difference for crossing a municipal line. If floor area per dollar is what you are buying, Richmond Heights is one of the strongest values in eastern Cuyahoga County.

Richmond Heights Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
14	11	42	$264,253
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$276,092	$116	99.3%	55 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.4	2.6	2,290 sq ft	$1,357

Source: Richmond Heights, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 78 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Large Homes at the Bottom of the Per-Foot Range

Set the eastern inner-ring suburbs side by side and Richmond Heights occupies an unusual position — near the bottom on price per square foot, near the top on house size:

Mayfield Heights — 1,776 sq ft, $270,306, $153/sq ft
University Heights — 2,357 sq ft, $313,662, $136/sq ft
Lyndhurst — 1,994 sq ft, $257,837, $133/sq ft
Cleveland Heights — 2,086 sq ft, $252,356, $121/sq ft
Richmond Heights — 2,290 sq ft, $264,253, $116/sq ft
South Euclid — 2,006 sq ft, $214,735, $113/sq ft

Only South Euclid is cheaper per foot, and it sells homes roughly 280 square feet smaller. Richmond Heights is where the largest homes in this group meet the lowest per-foot pricing.

What that reflects is housing stock rather than any judgment about the community: Richmond Heights was developed with generously sized mid-century homes, and it does not carry the premium associations that lift Mayfield Heights or Beachwood pricing. For a buyer who needs 2,200 or 2,400 square feet in eastern Cuyahoga County and does not want to pay $150 a foot for it, this is the answer.

Balanced, and Picking Up

Fourteen active listings against eleven under contract gives a ratio of 1.27 — modest selection, close to balanced. Sales are closing at 99.3% of list, about $1,868 below asking.

The timing data points mildly upward. Recent closings took 78 days to reach a contract, but homes currently for sale have only been out 55 days and pending sales took 59. Both current segments are moving faster than the closed ones did.

Forty-two closings is a moderate sample, so none of these figures should be treated as precise. But the direction is consistent across all three segments, which is more informative than any single number.

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. Richmond Heights closes about $21,000 below that median — on homes well above the state average in size.

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 $211,402 loan that is roughly $1,357 a month in principal and interest.

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

Richmond Heights Market Breakdown by Property Type

Featured Richmond Heights Neighborhoods

Richmond Heights is compact and largely built out, and pricing varies between its sections:

Celestia Drive · Chardon Estates · City Ofd Richmond Heights · Edgewood Estate · Euclid Manor · Fairlawn Homes · Harris Road Resub · Highland Place · Highland Ridge · Hillary Place · Huckleberry Morse · Lancaster Estates · Marrus Woods · Mckinley Heights · Pleasant Trail · Prochaskas Proposed · Proposed Vitek Vineyard · Rich Heights · Richmond Bluffs · Richmond Country Club

What This Means If You Are Buying

Buy the square footage. This is the clearest floor-area value in the eastern inner ring. If you have been looking at 1,700-square-foot homes in Mayfield Heights, look at what the same money buys here.

Fourteen listings is a short menu. Set up alerts and be ready to view quickly. This is not a market you browse at leisure.

Expect roughly list price. The average buyer got 0.7% off. There is a little room, not a lot.

Inspect the mid-century stock properly. Larger older homes mean more roof, more mechanicals, and more to go wrong. Budget for the inspection and for what it finds.

What This Means If You Are Selling

Price on a per-square-foot basis at around $116 rather than by scanning sale prices in Mayfield Heights or Lyndhurst — those markets run 15% to 32% higher per foot and will lead you to overprice badly.

The market is paying essentially list price for correctly priced homes and moving them in about two months, with the current pace running faster than that. Thirteen other homes compete with you.

Confirm Cuyahoga County point-of-sale inspection requirements for your address before listing rather than during escrow.

How Richmond Heights Compares Nearby

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 — $264,253 average sale, 14 active, 11 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
Wickliffe — $216,839 average sale, 18 active, 19 pending, $146/sq ft

South Euclid is the only nearby market cheaper per square foot, at $113, and it carries far deeper inventory — 60 active listings against Richmond Heights’ 14. For a buyer at this value tier who needs something to choose from, that is the widening move.

University Heights is the closest comparison on house size, averaging 2,357 square feet, at 17% more per foot.

Frequently Asked Questions

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

Recent closed sales in the Richmond Heights market area averaged $264,253, or about $116 per square foot on an average of 2,290 finished square feet. That combination — large homes at a low per-foot rate — makes it one of the strongest square-footage values in eastern Cuyahoga County.

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

At the $264,253 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 $1,357 per month on a $211,402 loan. Cuyahoga County property taxes and homeowners insurance are additional and are substantial.

Does Richmond Heights offer more house for the money than Mayfield Heights?

Substantially. Richmond Heights sales averaged 2,290 square feet at $264,253; neighbouring Mayfield Heights averaged 1,776 square feet at $270,306. That is about 514 more square feet for roughly $6,000 less — $116 per square foot against $153, a 24% difference between two bordering cities.

Do homes in Richmond Heights sell for asking price?

Very nearly. The average sale closed at 99.3% of list — about $1,868 below asking. Buyers are getting a small trim rather than a discount.

Is Richmond Heights a buyer or a seller market right now?

Close to balanced with a mild buyer tilt on selection. There are 14 active listings against 11 under contract — a ratio of 1.27 — with sales landing just under asking.

How long do homes take to sell in Richmond Heights?

Recent closings averaged 78 days from list to contract. Homes currently for sale have been listed 55 days and pending sales 59 days — both shorter than the closings, which suggests the pace has picked up since those transactions were written.

Why is Richmond Heights so much cheaper per square foot than its neighbours?

Its housing stock skews toward larger mid-century homes, and it does not carry the premium associations that push Mayfield Heights or Beachwood pricing upward. At $116 per square foot it sits near the bottom of the eastern inner-ring range — above only South Euclid at $113 — while selling homes considerably larger than most of that group.

Is Richmond Heights a good place to buy right now?

If floor area per dollar is your priority in eastern Cuyahoga County, it is among the strongest options available. The constraints are selection — fourteen listings citywide — and the age of the housing stock, which makes a thorough inspection important. Verify Cuyahoga County taxes and any point-of-sale inspection requirements for a specific address before budgeting.

Get a Personalized Richmond Heights Market Analysis

Richmond Heights is a market where pricing off the neighbours misleads badly in both directions. A seller who looks at Mayfield Heights sale prices will list far too high; a buyer who assumes the eastern suburbs all cost $130 to $150 a foot will overlook the best floor-area value in the corridor.

If you are selling, I will price your home on the per-square-foot basis this market actually trades on. If you are buying, I can show you exactly what the same money buys across the whole eastern side — the comparison is more dramatic than most people expect.

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

Sources: MLS Now via the Richmond 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 Richmond Heights market area as reported by the MLS, drawn from 42 recent closings, and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Richmond Heights

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Sept. 3, 2026

Heath Ohio Real Estate Market Report – August 2026

Heath Ohio Real Estate Market Report August 2026

One property in Heath has been listed for 3,587 days — nearly ten years. It and three others past the one-year mark push the reported average days-on-market for Heath’s active listings to 265. The median is 61. That gap is the most important thing to understand before reading any other figure on this market, because an ordinary Heath house sells in about two months, not nine.

Heath Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
37	16	88	$315,086
Median List (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Median Days on Market (Active)
$319,900	$186	98.9%	61
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.1	2.3	1,711 sq ft	$1,618

Source: Heath, Ohio Real Estate Market Report, Columbus MLS data as of August 2026. Active-listing figures shown as medians rather than averages — see below. Recent closings averaged 72 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Active-Listing Figures

The market report page reports two figures for Heath’s active listings that should not be used as-is: an average asking price of $385,864 and an average of 265 days on market.

Looking at the 38 individual listings explains both. A small number of parcels — the kind that stay listed for years rather than months — are pulling both averages far above what a house buyer will encounter:

Longest-listed property: 3,587 days on market
Three further listings past 365 days
Highest asking price: $1,949,000
Nine of the 38 listings carry no square-footage figure at all

Use the medians instead: the median active listing asks about $319,900 and has been on the market 61 days. Those describe the residential market.

The sold and pending segments are unaffected and are what the rest of this report uses. Notably, every one of the 16 pending records carries a square-footage figure, and the implied price per square foot matches the reported figure exactly — those numbers are sound.

Two Homes Available for Every One Committed

Thirty-seven active listings against sixteen under contract gives a ratio of 2.31. Across most of the Columbus metro this year that figure has been well below 1.0, which makes Heath one of the places where buyers actually have a choice.

Prices have not softened alongside it. Sales are closing at 98.9% of list — about $3,590 below asking — which is a small trim, not a discount. Recent closings took 72 days and pending sales 70.

So the picture is a market with genuine selection, modest negotiating room, and stable pricing. For a buyer who has been losing out closer to Columbus, that combination is worth a look.

More Expensive Than Newark, Right Next Door

Heath and Newark share a border, and Heath is the pricier of the two:

Heath — $315,086 sale, 1,711 sq ft, $186/sq ft, 37 active listings
Newark — $294,261 sale, 1,728 sq ft, $176/sq ft, 173 active listings

The homes are within twenty square feet of the same size, so the $21,000 difference in sale price is essentially a 6% difference in value per square foot.

The larger practical difference is inventory. Newark has 173 active listings and 425 recent closings against Heath’s 37 and 88. If selection is your constraint, Newark is the deeper market; if you want Heath specifically, the premium for it is modest.

Central Ohio Context and Mortgage Rates

Columbus REALTORS reported a July 2026 metro median sale price of $350,000, up 2.3% year over year, on 3,083 sales with 6,193 active listings and roughly 2.4 months of supply. Heath closes about $35,000 below the metro median with a looser supply picture.

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, with 3.72 months of supply.

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 $252,069 loan that is roughly $1,618 a month in principal and interest.

Heath Market Breakdown by Property Type

Because commercial and land parcels are a real part of the active inventory here, filtering by type matters:

Featured Heath Neighborhoods

Heath is built around its retail corridor with subdivisions on either side, and pricing varies between them:

Chapel Grove · Colonial Park · Forest Hills · Fox Run Meadows · Franklin Heights · Greenbriar Estates · Hopewell Commons · Hopewell Heights · Linnview Crossing · Northbrook Estates · Ramp Creek · River Oaks · The Woodlands · Van Heights · Villages Of River Oaks · Wedgewood Park · Willow Ridge

What This Means If You Are Buying

Use the medians, not the averages. A $319,900 median asking price and a 61-day median time on market describe the houses. The $385,864 average and 265-day average describe a data set with parcels in it.

Filter by property type first. Nine of the 38 active listings have no living area recorded. Search residential specifically or you will be reading past what you want.

Negotiate modestly. The average buyer got about 1.1% off. Ask; do not expect five percent.

Compare Newark before deciding. Six percent less per square foot, nearly five times the inventory, immediately adjacent.

What This Means If You Are Selling

Conditions are workable: prices are holding at essentially list, and the timeline for a well-priced home is about two months. Thirty-six other listings compete with you, though a portion of those are parcels rather than houses.

Price at the market and expect to give back around 1% at the table. Anchor to the residential comparable sales at roughly $186 per square foot rather than to the citywide asking average, which the long-listed parcels inflate.

With buyers holding real selection and no urgency, presentation and condition are what separate listings that move in sixty days from ones that do not.

How Heath Compares Nearby

Granville — $574,269 average sale, 76 active, 19 pending, $226/sq ft
Pataskala — $417,982 average sale, 96 active, 48 pending, $199/sq ft
Heath — $315,086 average sale, 37 active, 16 pending, $186/sq ft
Newark — $294,261 average sale, 173 active, 118 pending, $176/sq ft
Reynoldsburg — $292,323 average sale, 96 active, 73 pending, $174/sq ft

Pataskala is the step up in the county at 7% more per square foot, with far more inventory and a market that currently favours buyers even more strongly. Granville is the county’s premium market at $226 per foot.

Newark remains the practical alternative for anyone whose constraint is choice rather than location.

Frequently Asked Questions

What is the average home price in Heath, Ohio?

Recent closed sales in the Heath market area averaged $315,086, or about $186 per square foot on an average of 1,711 finished square feet. That is roughly $30,000 above the Ohio statewide median and about $35,000 below the Columbus metro median.

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

At the $315,086 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 $1,618 per month on a $252,069 loan. Licking County property taxes and homeowners insurance are additional.

Why does the market report page show 265 days on market for active listings?

Because a handful of long-listed parcels distort the average. Among the 38 individual active listings, one has been on the market for 3,587 days — nearly ten years — and three others have exceeded a year. The median active listing has been out 61 days, which is the figure that describes an ordinary Heath house.

Can you negotiate on price in Heath?

Modestly. The average sale closed at 98.9% of list — about $3,590 below asking. With 37 active listings against 16 under contract, buyers have both selection and some room.

Is Heath a buyer or a seller market right now?

It leans toward buyers on selection. The active-to-pending ratio is 2.31 — more than two homes available for every one spoken for — and sales are closing about 1% under asking. Prices have not softened; there is simply more to choose from than in most of Central Ohio.

How long do homes take to sell in Heath?

Recent closings averaged 72 days from list to contract and pending sales 70 days. For the active inventory, use the median of 61 days rather than the 265-day average, which a few long-listed parcels distort.

How does Heath compare to Newark?

Heath is the more expensive of the two adjacent Licking County cities: $186 per square foot against Newark’s $176, and an average sale price of $315,086 against $294,261. Newark carries far more inventory — 173 active listings against 37 — and considerably more transaction volume.

Is Heath a good place to buy right now?

For a buyer who wants Licking County at a shorter commute than the outer Columbus suburbs, the case is reasonable: 37 listings to choose from, a small negotiating margin, and a roughly two-month timeline. Filter out land and commercial parcels before drawing conclusions from the citywide figures, and verify Licking County taxes for any specific address.

Get a Personalized Heath Market Analysis

Heath is a good example of why a published average deserves a second look. A ten-year-old listing and a $1.9 million parcel sitting in a pool of thirty-eight turn a sixty-day residential market into a 265-day one on paper, and any automated tool drawing from the same feed inherits that.

If you are selling, I will price your home against genuine residential comparable sales and give you a realistic sixty-to-seventy-day expectation rather than the citywide figure. If you are buying, I can filter this market to the houses and tell you where the negotiating room actually is.

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

Sources: Columbus MLS via the Heath Ohio Market Report (August 2026) · Columbus REALTORS July 2026 Housing Report · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Sold and pending figures are as reported by the MLS; active-listing medians were calculated from the individual listings to exclude long-listed land and commercial parcels. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Heath

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