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. 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

no comments yet

Sept. 3, 2026

Bedford Heights Ohio Real Estate Market Report – August 2026

Bedford Heights Ohio Real Estate Market Report August 2026

Bedford Heights is a market with almost no variance in it. Active listings ask an average of $210,584; homes under contract were listed at $209,975 — a difference of $609. Active listings have been out 67 days, pending sales took 65, closed sales took 65. And the average sale landed at 100.4% of list. Everything in this market lines up, which makes the one number that does not line up the interesting one: Bedford Heights costs 19% more per square foot than Bedford next door.

Bedford Heights Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
13	12	28	$221,558
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$210,584	$134	100.4%	65 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.1	1,764 sq ft	$1,138

Source: Bedford Heights, Ohio Real Estate Market Report, MLS Now data as of August 2026. Drawn from 28 recent closings — a modest sample, see below. Monthly payment assumes 20% down at 6.65%, principal and interest only.

The Bedford Line Is Worth $21 a Square Foot

Two cities sharing a name, a border, and a school district boundary is a recipe for buyers treating them as one market. The pricing says otherwise:

Bedford Heights — $221,558 sale, 1,764 sq ft, $134 per square foot
Bedford — $171,826 sale, 1,685 sq ft, $113 per square foot

The homes are within 80 square feet of the same size on average, so the $49,700 difference in sale price is not a size effect. It is a 19% difference in what a square foot is worth for crossing a municipal line.

Neither number is the “correct” one. They reflect different streets, different housing stock, and different services. But a buyer who searches “Bedford” generically is comparing across a price gap of that size without seeing it, and that is worth being deliberate about.

A Market Without Surprises

The consistency in this data is unusual enough to be worth spelling out:

Average active list price — $210,584
Average pending list price — $209,975
Average sold list price — $220,650, closing at $221,558
Days on market — 67 / 65 / 65 across active, pending, and sold

Three separate populations of homes, landing within two days of each other on timing and within a few thousand dollars on price. There is no stale inventory here, no pricing drift between what is being asked and what is being paid, and no meaningful change in pace between the homes that sold and the ones still listed.

Practically, that means a Bedford Heights list price is a reliable indicator of value, and a two-month timeline is a reliable expectation. Neither side of the transaction should be surprised.

A Note on Sample Size

Twenty-eight recent closings is a modest sample, and it belongs in the reading of everything above. In a set that size, three or four transactions at either end can move the average by several thousand dollars.

What lends confidence is the internal agreement: the active, pending, and sold segments all tell the same story, which is not what you see when a small sample is being pushed around by outliers. Still, for valuing a specific property, the comparable sales on your own street will tell you more than any citywide figure built on twenty-eight transactions.

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. Bedford Heights closes about $63,000 below that median.

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 $177,246 loan that is roughly $1,138 a month in principal and interest.

Cuyahoga County property taxes are a substantial addition at this price level and vary by parcel. Get the actual figure for any specific address before budgeting from the sale price.

Bedford Heights Market Breakdown by Property Type

Featured Bedford Heights Neighborhoods

Bedford Heights is compact and fully built out, and pricing shifts between its allotments:

Armand Tiffes Libby Road · Bartlett Estates · Bartlett Pointe Estates · Bear Creek Vill · Bedford Estate · Bedford Ridge Estates · Benedict Run · Columbus Heights · Columbus Perkins · Columbus Road · Cranford Resub · Heather Hill Trust · Hist Richmond Heights · Holiday Hills · John Langmeiers · Metro Estates · Metro Park Estates · Penns Woods · Picone Perkins Estate · The Meadows

What This Means If You Are Buying

Trust the list prices. Asking and clearing prices align closely here, which makes screening straightforward.

Price the Bedford comparison honestly. A 19% per-foot gap across a shared border is real money on a 1,700-square-foot home — roughly $35,000. Look at both before deciding.

Expect roughly list price and about two months. Neither a discount nor a premium is the norm.

Widen the search if selection matters. Thirteen listings is a short menu. Garfield Heights and Maple Heights carry far more inventory at lower per-foot pricing.

What This Means If You Are Selling

The market is balanced and predictable, which is a good environment to sell into if you price accurately. Twelve other homes compete with you, buyers are paying essentially list, and the timeline is about two months.

Price on a per-square-foot basis at around $134, adjusting honestly for condition, rather than by scanning sale prices in Bedford — which run 19% lower per foot and will lead you to underprice.

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

How Bedford Heights Compares Nearby

Macedonia — $370,837 average sale, 11 active, 18 pending, $176/sq ft
Mayfield Heights — $270,306 average sale, 20 active, 23 pending, $153/sq ft
Bedford Heights — $221,558 average sale, 13 active, 12 pending, $134/sq ft
Lyndhurst — $257,837 average sale, 29 active, 25 pending, $133/sq ft
Bedford — $171,826 average sale, 16 active, 14 pending, $113/sq ft
Warrensville Heights — $149,587 average sale, 18 active, 10 pending, $98/sq ft
Maple Heights — $139,984 average sale, 39 active, 23 pending, $97/sq ft

Lyndhurst is the comparison worth noticing: it is priced within a dollar per square foot of Bedford Heights, but its average sale price is $36,000 higher because it sells larger homes — 1,994 square feet against 1,764. Same value per foot, more house.

Below Bedford Heights, the eastern suburbs step down sharply: Bedford at $113, Warrensville Heights at $98, and Maple Heights at $97 per square foot.

Frequently Asked Questions

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

Recent closed sales in the Bedford Heights market area averaged $221,558, or about $134 per square foot on an average of 1,764 finished square feet. That is roughly $63,000 below the Ohio statewide median of $285,000.

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

At the $221,558 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 $1,138 per month on a $177,246 loan. Cuyahoga County property taxes and homeowners insurance are additional and are a large proportion of the total payment at this price level.

What is the difference between Bedford Heights and Bedford?

They are separate cities with a meaningful price gap. Bedford Heights closes at about $134 per square foot and Bedford at $113 — a 19% difference — with average sale prices of $221,558 and $171,826. The homes are similar in size, averaging 1,764 and 1,685 square feet, so most of the gap is in value per foot rather than in how much house you get.

Do homes in Bedford Heights sell for asking price?

Essentially. The average sale closed at 100.4% of list — about $908 over asking, on an average list price of $220,650.

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

Balanced. There are 13 active listings against 12 under contract — a ratio of 1.08 — and sales are landing right at asking price. Neither side holds an advantage.

How long do homes take to sell in Bedford Heights?

Consistently about two months. Active listings have been out 67 days, pending sales took 65 days to reach a contract, and recent closings 65 days. Three separate populations landing within two days of each other, which indicates a market with no backlog and no change in pace.

How reliable are these figures?

The pattern is consistent but the sample is modest — 28 recent closings. In a set that size a handful of transactions can move the average by several thousand dollars. The internal consistency here is reassuring, but for valuing a specific property the individual comparable sales on your street will tell you more than any citywide figure.

How does Bedford Heights compare to other eastern Cuyahoga suburbs?

It sits in the middle of the affordable eastern group. At $134 per square foot it is above Bedford ($113), Warrensville Heights ($98), Maple Heights ($97), and Garfield Heights ($95), and roughly level with Lyndhurst ($133) and below Mayfield Heights ($153). Its inventory is thin at 13 active listings, so buyers wanting selection at this price band will find more in Garfield Heights or Maple Heights.

Get a Personalized Bedford Heights Market Analysis

With thirteen listings and twenty-eight recent closings, this is a small market, and small markets are where citywide averages are least useful for valuing a particular house. The consistency in the data is a good sign, but it is not a substitute for looking at your street.

If you are selling, I will price your home against the properties that genuinely compare to it — and make sure you are not anchored to Bedford sale prices, which run substantially lower per foot. If you are buying, I can tell you what the same money buys across the whole eastern corridor.

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

Sources: MLS Now via the Bedford 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 Bedford Heights market area as reported by the MLS, drawn from 28 recent closings, and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Bedford Heights

no comments yet

Sept. 3, 2026

What Is a Loan Modification and Should You Try One Before Selling?

Illustration of a mortgage statement and a stack of coins beside a calendar, showing a monthly payment being reworked

A loan modification is a permanent change to the mortgage you already have — a lower rate, a longer term, past-due payments moved to the back of the loan, or some combination — made by your servicer so the monthly payment becomes affordable again. There is no closing, no credit score minimum, and you do not need equity. Whether to try one before selling comes down to one question: can you afford the modified payment out of the income you have now, indefinitely? If yes, apply this week. If the income that supported the old payment is gone and is not coming back, a modification usually just moves the same crisis three or four months down the calendar.

How far a modification can move the number is where most expectations break. Fannie Mae's Flex Modification works toward a 20 percent reduction in the principal-and-interest payment, reached by stepping the term out to as much as 480 months and, on deeply underwater loans, forbearing part of the principal (Fannie Mae Servicing Guide F-1-27). Real relief, and bounded — it will not repair a payment that is double what you can carry. Nationally, of the 7,889 modifications completed in the first quarter of 2025 by the servicers the OCC tracks, only 4,086 — 51.8 percent — actually lowered the monthly payment (OCC Mortgage Metrics Report, Q1 2025). Nearly half leave it the same or higher, because the arrears get capitalized back into the balance.

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

Applying for a modification and knowing what the house would sell for are not competing plans — the bad outcome is discovering in month five that neither one is ready. No obligation, no fee, and we will tell you honestly if listing would net you more. Get a cash offer on your Ohio home.

What a modification actually changes, and what it does not

Four levers exist, and a servicer pulls them in a fixed order rather than negotiating. The rate can come down. The term can stretch out. Past-due principal, interest, taxes and insurance can be capitalized into the balance. And a slice of principal can be set aside as a non-interest-bearing balloon due at payoff or sale — forborne, not forgiven. Under the Flex Modification rules that forbearance happens only when post-modification loan-to-value would still exceed 50 percent, capped at the lesser of the 20 percent payment target, a 50 percent loan-to-value, or 30 percent of the balance.

What a modification does not do is erase debt. Forborne principal is still owed, and capitalized arrears still accrue interest for another twenty or thirty years. It is a cash-flow instrument, not a debt-relief one: a lower payment now for a larger total later. Worth it when the house is where you intend to stay, poor when you already know you are selling within a couple of years.

The options depend on who backs your loan

Ask your servicer one question first: who owns this loan? The answer determines the menu. Fannie Mae and Freddie Mac loans run the Flex Modification above. FHA-insured loans use a different set HUD lists plainly — repayment plans, forbearance, a standalone partial claim, a standalone modification, a combination modification and partial claim, and the newer Payment Supplement. A partial claim advances the past-due amount into an interest-free subordinate lien that comes due when you sell or pay off. One FHA limit catches repeat applicants: HUD allows only one permanent home retention option within any 24-month period, unless a Presidentially Declared Major Disaster is involved. VA loans and portfolio loans held by a local bank follow their own rules, and a portfolio lender has the widest discretion of anyone.

The federal clock that runs while you apply

Federal servicing rules under 12 CFR 1024.41 put real deadlines on the servicer, and knowing them is the difference between waiting anxiously and knowing something is wrong. Within five business days of receiving your application, the servicer must tell you in writing whether it is complete or what is missing (§1024.41(b)(2)(i)). If your complete application arrives more than 37 days before a scheduled foreclosure sale, the servicer must evaluate it and give you a written decision within 30 days (§1024.41(c)(1)).

Your own deadline to accept or decline an offer depends on when you applied: 14 days if the complete application came in more than 90 days before the sale, and only 7 days in the 37-to-89-day window (§1024.41(e)(1)). Add a trial period plan — three months for a loan already 31 or more days delinquent, four for one that is not — and the honest range from complete application to signed permanent modification is roughly four to six months. Plan for that, not for the six weeks you may have been told.

Does applying stop an Ohio foreclosure?

Sometimes, and the qualifiers matter more than the headline. Under §1024.41(f)(1) a servicer generally cannot make the first foreclosure filing until the borrower is more than 120 days delinquent. Once a case is filed, §1024.41(g) bars the servicer from moving for judgment or an order of sale, or conducting the sale, while a complete application received more than 37 days before the sale is pending — the ban on dual tracking.

Three exceptions decide most real cases. The protection attaches only to a complete application. Under §1024.41(i) the servicer generally has to run this process only once for a given borrower, so a second application on the same loan may carry no protection at all. And small servicers are exempt from most of §1024.41 under §1024.30(b), though §1024.41(j) still prohibits even a small servicer from moving for an order of sale or conducting a sale while you are performing under a loss mitigation agreement. None of this pauses the Ohio case on its own. The court docket keeps moving unless someone files something.

Who a modification genuinely works for

The pattern is consistent. Modifications work when the hardship had a beginning and an end — a layoff that became a new job at similar pay, a medical event you recovered from, a divorce that finished dividing the income — and when the pre-hardship payment was affordable to begin with. Then a 20 percent reduction converts a payment you cannot make into one you can.

They tend not to work when the payment was already at the edge before the hardship, when the shortfall is closer to half the payment than a fifth, or when the income loss is structural: retirement, a permanent disability, the death of a spouse whose earnings carried the loan. A modification you complete and then sell out of eight months later cost you eight months of payments, added the arrears to your balance, and delivered nothing you kept.

One number is worth sitting with: of the loans modified in the third quarter of 2024, 25.2 percent were 60 or more days past due or in foreclosure six months later (OCC Mortgage Metrics Report, Q1 2025). The test for which group you land in is arithmetic, not optimism — subtract everything you must pay from your take-home now and see whether the remainder covers a payment about 20 percent below the one you already could not make.

When selling nets more than modifying

Equity makes this a real decision. If the house would sell for more than the payoff, that difference is yours today, and it is the only asset a foreclosure can consume. Ohio leaves the window open longer than most people expect: under ORC 2329.33 the owner may redeem by paying the judgment, interest and costs any time before the court confirms the sale. Confirmation, not the auction, is the deadline that matters, and a sale that funds before confirmation can still pay the loan off and return your equity.

Run both numbers side by side. On the modification side: the new payment, the new balance after capitalization, and any forborne principal due when you sell. On the sale side: the realistic net after payoff and costs. Two things get forgotten — a longer term slows the equity you were building, and forborne principal is a lien payable whenever you sell. If the modification math is thin and the equity is real, selling is not the failure outcome. It is the one that keeps the money.

Where to get free help in Ohio

Use a HUD-approved housing counselor before you pay anyone. HUD funds free or very low-cost counseling nationwide and lists two numbers: (800) 569-4287 and the Homeowner's HOPE Hotline at (888) 995-HOPE. A counselor assembles the package with you, which matters because a package the servicer deems complete starts every clock above and an incomplete one starts none of them.

One thing we will not tell you is that a state fund will cover your arrears. Ohio ran homeowner assistance programs in past cycles, but the Ohio Housing Finance Agency's currently published programs are aimed at homebuyers, not at homeowners in default, and we are not aware of an open statewide arrears-assistance program as of this writing — so we are not going to name one. Ask a counselor what is funded in your county this month. And never pay an upfront fee to a company promising modification results; servicers deal with you directly for free.

Frequently Asked Questions

How long does a loan modification take in Ohio?

Plan on four to six months. Federal rules give the servicer 30 days to decide a complete application received more than 37 days before a sale, you get 7 or 14 days to accept, and a trial period plan of three or four months follows. Ohio law adds no timeline of its own.

Can I apply for a modification after my Ohio foreclosure case is filed?

Yes, and it is common. If your complete application reaches the servicer more than 37 days before a scheduled sale, it generally cannot move for judgment or an order of sale while that application is pending. The protection usually applies only once per borrower on the same loan, so make the first application count.

Will a loan modification lower my interest rate?

Not necessarily. Rate reduction is only one lever, and under the Fannie Mae Flex Modification the rate is often set at your existing contract rate, with the term extension doing the work. If your rate is already below market, expect relief from a longer term or principal forbearance instead.

What happens if I miss a trial period plan payment?

The trial plan generally fails and the permanent modification does not take effect, leaving you where you started but months later and with more arrears. Trial payments are the servicer's proof you can carry the new payment, so treat each as a hard deadline and call before a due date, not after.

Can I sell my house while a loan modification application is pending?

Yes. You own the house until a foreclosure sale is confirmed, and a pending application does not prevent a sale. If the sale pays the loan in full, that generally ends the matter. If it would not, you are looking at a short sale, which needs servicer approval, so say so early.

Coshocton Ohio Real Estate Market Report – August 2026

Coshocton Ohio Real Estate Market Report August 2026

Coshocton has 69 homes for sale and only 23 under contract — three available for every one spoken for — and recent sales took an average of 104 days to reach a contract. This is one of the more buyer-favourable markets in Ohio right now, at an average sale price of $194,026.

One correction before the numbers, because it changes a headline figure: two sold records on this market report page carry a list price of $1, which pushes the published sale-to-list ratio to an impossible 107.2%. The real figure is 100.0%. The explanation is below, and everything else here accounts for it.

Coshocton Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
69	23	131	$194,026
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List (median, corrected)	Avg Days on Market
$218,273	$143	100.0%	104 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.9	1,631 sq ft	$996

Source: Coshocton, Ohio Real Estate Market Report, MLS Now data as of August 2026. Sale-to-list shown as the median of individual closings rather than the raw average — see below. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Numbers

The market report page reports an average sale price of $194,026 against an average list price of $181,003 — a sale-to-list ratio of 107.2%. That would mean the typical Coshocton seller received $13,000 over asking. No Ohio market is doing that, and this one certainly is not, with 69 homes sitting and a 104-day sales cycle.

The problem is in the list-price column. Among the individually detailed closings:

41264 Township Road 58 — list price recorded as $1, sold for $620,000
1616 Woodland Drive — list price recorded as $1, sold for $150,000

Two records of that kind are enough to drag the average list price well below reality and, mechanically, to push the ratio far above it. The median sale-to-list across the detailed closings is exactly 100.0%, with 29 of 48 landing between 95% and 105%. Coshocton buyers are paying list price, not a 7% premium.

Two further data notes worth knowing if you plan to run your own numbers. First, this page contains duplicate records — one Township Road 1208 property appears twice with different address formatting. Second, a large share of the inventory is land: 23 of the 69 active listings and 21 of the 131 closings carry no square-footage figure at all. Any calculation across the whole data set will be affected by both.

Three Homes Available for Every One Committed

The active-to-pending ratio in Coshocton is 3.00 — among the loosest in this entire report series. Sixty-nine listings against twenty-three under contract.

Recent closings took 104 days from list to contract, and active listings have been out 79 days. Homes currently under contract reached that point faster, in 56 days, which suggests the well-positioned properties are moving considerably quicker than the citywide average implies.

None of this is dysfunction. One hundred thirty-one homes have closed recently in a county seat of this size, which is real volume. It is simply a market where supply exceeds current demand and transactions take time to form.

Small Homes at a Mid-Range Rate

Coshocton has an unusual pricing profile for southeastern Ohio: a low average sale price at a relatively high price per square foot.

New Philadelphia — $252,504 sale, 1,824 sq ft, $148/sq ft
Coshocton — $194,026 sale, 1,631 sq ft, $143/sq ft
McConnelsville — $189,592 sale, 1,622 sq ft, $139/sq ft
Cambridge — $238,919 sale, 1,825 sq ft, $138/sq ft
Newcomerstown — $194,713 sale, 1,587 sq ft, $117/sq ft
Uhrichsville — $164,307 sale, 1,812 sq ft, $115/sq ft

Coshocton and Newcomerstown close within $700 of each other on average sale price — but Coshocton costs 22% more per square foot, because Newcomerstown sells slightly smaller homes for less. On value per foot, Newcomerstown and Uhrichsville are the cheaper markets in this group by a clear margin.

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. Coshocton closes about 32% below that median, with a considerably looser supply picture and a 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 $155,221 loan that is roughly $996 a month in principal and interest.

Coshocton Market Breakdown by Property Type

With land making up roughly a third of the active inventory, filtering by property type matters a great deal here:

All Coshocton homes for sale
Coshocton lots and land — a large share of this market
Coshocton new home construction
Coshocton condominiums
Coshocton multi-family properties
Coshocton commercial properties
Coshocton distressed sales

What This Means If You Are Buying

Ignore the published sale-to-list ratio. The 107.2% figure is an artifact of two $1 records. The real number is 100.0%, which means asking price is the realistic target rather than a floor to bid over.

Use the time and the selection. Sixty-nine listings and a 104-day cycle mean you can see everything worth seeing and think carefully. Very few Ohio buyers get that.

Filter land out first. A third of the active inventory has no living area recorded. Search by property type or you will be reading numbers that have nothing to do with the house you want.

Inspect thoroughly. At this price point in older rural housing stock, mechanical systems and structure determine the real cost.

What This Means If You Are Selling

Be realistic on both price and timeline. Sixty-eight other listings compete with you and the market takes over three months on average to produce a contract.

What the corrected data does say in your favour is that Coshocton buyers pay list price — the median sale closed at exactly 100.0% of asking. Homes that are priced right get their number. Homes that are not do not get negotiated down; they sit.

Note also that homes currently under contract reached that point in 56 days, against 104 for the recent closings. The well-priced, well-presented properties are moving at roughly half the citywide pace. That gap is the difference pricing and presentation make.

How Coshocton Compares Nearby

New Philadelphia — $252,504 average sale, 31 active, 33 pending, $148/sq ft
Cambridge — $238,919 average sale, 51 active, 38 pending, $138/sq ft
Newcomerstown — $194,713 average sale, 13 active, 18 pending, $117/sq ft
Coshocton — $194,026 average sale, 69 active, 23 pending, $143/sq ft
McConnelsville — $189,592 average sale, 29 active, 11 pending, $139/sq ft
Uhrichsville — $164,307 average sale, 19 active, 15 pending, $115/sq ft

New Philadelphia is the volume and stability comparison: a much tighter market at 31 active against 33 pending, closing $58,000 higher on homes about 200 square feet larger. For a buyer who wants a faster, more liquid market in the region, that is where to look.

Cambridge is the closest peer on inventory depth and pace, at 4% less per square foot.

Frequently Asked Questions

What is the average home price in Coshocton, Ohio?

Recent closed sales in the Coshocton market area averaged $194,026, or about $143 per square foot on an average of 1,631 finished square feet. That is roughly 32% below the Ohio statewide median of $285,000.

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

At the $194,026 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 $996 per month on a $155,221 loan. Coshocton County property taxes and homeowners insurance are additional.

Why does the market report page show homes selling 7% above asking?

Because two sold records carry a list price of $1 — a property on Township Road 58 recorded as listed at $1 and sold at $620,000, and one on Woodland Drive listed at $1 and sold at $150,000. Those entries deflate the average list price and push the reported sale-to-list ratio to 107.2%. The median of the individually detailed closings is exactly 100.0%, with 29 of 48 falling between 95% and 105% — that is the figure that describes this market.

Is Coshocton a buyer or a seller market right now?

Decisively a buyer market. There are 69 active listings against just 23 under contract — a ratio of 3.00, three homes available for every one spoken for — and recent closings took an average of 104 days to reach a contract.

How long do homes take to sell in Coshocton?

Recent closings averaged 104 days from list to contract — well over three months. Homes currently under contract got there faster, in 56 days, while the active listings have been out 79 days. Sellers should plan for a season.

Does the Coshocton market data include farmland?

A substantial amount. Twenty-three of the 69 active listings and 21 of the 131 recent closings carry no square-footage figure at all, which is the signature of land and acreage parcels. The page also contains several duplicate records. Any calculation you run across the whole data set will be affected by both.

How does Coshocton compare to nearby markets?

At $143 per square foot, Coshocton is priced above most of its southeastern Ohio neighbours — Cambridge at $138, Newcomerstown at $117, Uhrichsville at $115 — but its average sale price of $194,026 is among the lowest, because it sells notably small homes at 1,631 square feet. New Philadelphia to the east closes at $252,504 and $148 per square foot.

Is Coshocton a good market for investors?

Entry pricing is low in total-price terms and 131 homes have closed recently, which is genuine liquidity for a county this size. The counterweights are pace — 104 days to contract — and data quality: pull individual comparable sales rather than relying on the citywide averages, which the $1 list-price records and duplicate entries distort. Verify actual rents, county tax rates, and condition on any specific property.

Get a Personalized Coshocton Market Analysis

Coshocton is a market where the published data genuinely needs handling. Two records with $1 list prices, duplicate entries, and a third of the inventory carrying no square footage make the citywide averages an unreliable basis for pricing a specific property.

If you are selling, I will value your home against individual comparable sales with the bad records excluded, and give you an honest timeline. If you are buying, I can filter this market down to the houses and tell you which of the sixty-nine listings are worth your time.

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

Sources: MLS Now via the Coshocton 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 figure is the median of the individually detailed closings, calculated to exclude records with erroneous list prices. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Coshocton

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Sept. 2, 2026

Brooklyn Ohio Real Estate Market Report – August 2026

Brooklyn Ohio Real Estate Market Report August 2026

There are eight homes for sale in Brooklyn, and they have been on the market an average of 19 days. That is fresher than any market covered in this series to date — against 20 days in Berea, 29 in Twinsburg, and 50 to 95 days across most of Northeast Ohio. Ten more are under contract and 53 have closed recently. Nothing here has had time to sit.

Brooklyn Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
8	10	53	$221,758
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$271,850	$137	99.6%	19 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	2.0	1,741 sq ft	$1,139

Source: Brooklyn, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 52 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Nineteen Days Means Nothing Is Left Over

Active days-on-market is the most revealing statistic in a market report, because it measures what buyers have passed over. Sold days-on-market describes the winners. Active days-on-market describes the residue.

When that figure climbs to 80 or 95 days — as it does in several markets covered this month — it means inventory is accumulating because buyers keep declining it. When it sits at 19, it means the shelf is being cleared and restocked continuously.

Brooklyn is at 19 days. Every home currently for sale is, on average, less than three weeks old on the market. There is no stale inventory in this city at all.

The supply arithmetic explains why. Fifty-three homes have closed recently against eight available — more than six to one — with ten more already under contract. The active-to-pending ratio of 0.80 means more Brooklyn homes are spoken for than a buyer can walk into.

Prices Are Landing on the Number

Despite that scarcity, sales are closing at 99.6% of list — about $947 below asking, on an average list price of $222,705. Essentially par.

That combination is worth noticing. Tight supply usually produces above-asking closings, as it does in Norton, Macedonia, and Berea this month. Brooklyn is clearing its inventory quickly at asking price rather than above it, which suggests sellers here are pricing accurately from the start rather than leaving room to be bid up.

For a buyer, the practical read is that Brooklyn list prices are trustworthy and the constraint is availability, not affordability. For a seller, it says the market will pay your number if it is the right one — but it is not going to hand you a premium for a stretch.

Priced Between the Parmas

Brooklyn sits geographically and financially between its larger neighbours:

Parma Heights — $240,351 sale, 1,678 sq ft, $148/sq ft
Parma — $235,497 sale, 1,695 sq ft, $139/sq ft
Brooklyn — $221,758 sale, 1,741 sq ft, $137/sq ft

Brooklyn is the cheapest of the three on both total price and price per square foot — and it sells the largest homes of the group, averaging 1,741 finished square feet. The differences are modest, but they run consistently in Brooklyn’s favour on value.

What separates the three in practice is inventory. Parma has 89 active listings, Parma Heights 21, Brooklyn 8. If you want this value tier with something to choose from, Parma is where to look.

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. Brooklyn closes about $63,000 below that median, and eight listings against fifty-three recent closings is a small fraction of a single month 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 $177,406 loan that is roughly $1,139 a month in principal and interest.

Cuyahoga County property taxes are a meaningful share of the total monthly cost at this price level and vary by parcel — verify them for any specific address rather than estimating from the sale price.

Brooklyn Market Breakdown by Property Type

Featured Brooklyn Neighborhoods

Brooklyn is compact and fully developed, and pricing shifts between its allotments:

Archmere Park · Biddulph Gardens · Biddulph Road · Brook Way Blvd · Brooklyn Airport · Brooklyn Estates · Brookway Blvd · Dawn Cliff · Fortune Heights · Memphis Villas · Pelham Manor · Ridge Road · Royal Rdg · Royal Ridge · Sherman Farms · Sherman Villas · Sunset Oval · Tuxedo Lake Overlook

What This Means If You Are Buying

Eight listings averaging 19 days is a watch, not a search. You are waiting for the right home to appear and being ready when it does. Instant alerts and same-week viewing are the strategy.

Be fully approved first. With ten homes already under contract against eight available, the buyer who can write immediately is the one who gets the house.

The list price is the price. At 99.6% of asking, Brooklyn is neither a discount market nor a bidding-war market. Budget for the number on the sign.

Have Parma ready. Eighty-nine active listings at 1% more per square foot, immediately adjacent. It is where most Brooklyn shoppers will actually find a house.

What This Means If You Are Selling

Conditions are strong on supply: seven other homes compete with you citywide and inventory is being absorbed as fast as it appears.

Price accurately rather than optimistically. The 99.6% figure says this market pays list price, not a premium over it — so the number you set is very close to the number you will get, and a stretch does not get bid back up. In an eight-listing city, a home that stalls is conspicuous.

Given the pace, be ready before you list: photographs, showing availability, and a plan for where you go next. Confirm Cuyahoga County point-of-sale inspection requirements for your address in advance.

How Brooklyn Compares Nearby

Middleburg Heights — $304,013 average sale, 21 active, 15 pending, $158/sq ft
Parma Heights — $240,351 average sale, 21 active, 21 pending, $148/sq ft
Parma — $235,497 average sale, 89 active, 93 pending, $139/sq ft
Brook Park — $231,664 average sale, 18 active, 14 pending, $161/sq ft
Brooklyn — $221,758 average sale, 8 active, 10 pending, $137/sq ft
Garfield Heights — $148,186 average sale, 63 active, 35 pending, $95/sq ft

Brook Park is the instructive contrast: its average sale price is only $9,900 higher than Brooklyn’s, but it costs 18% more per square foot because it sells homes roughly 240 square feet smaller. On value per foot, Brooklyn is the better buy of the two.

Garfield Heights is the affordability step down at 31% less per foot, with 63 active listings against Brooklyn’s eight.

Frequently Asked Questions

What is the average home price in Brooklyn, Ohio?

Recent closed sales in the Brooklyn market area averaged $221,758, or about $137 per square foot on an average of 1,741 finished square feet. That is roughly $63,000 below the Ohio statewide median of $285,000.

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

At the $221,758 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 $1,139 per month on a $177,406 loan. Cuyahoga County property taxes and homeowners insurance are additional and are substantial.

How many homes are for sale in Brooklyn?

Eight. And they have been listed an average of just 19 days — fresher than any other market covered in this series to date, against 20 days in Berea and 29 in Twinsburg. Nothing in Brooklyn has been sitting.

Is Brooklyn a buyer or a seller market right now?

A seller market on supply. There are 8 active listings against 10 under contract — a ratio of 0.80 — with 53 recent closings. That is more than six closings for every home currently available.

Do homes in Brooklyn sell for asking price?

Very nearly. The average sale closed at 99.6% of list — about $947 below asking, on an average list price of $222,705. Buyers are getting a token trim rather than a discount.

How long do homes take to sell in Brooklyn?

Recent closings averaged 52 days from list to contract and pending sales 57 days. The striking figure is the active inventory at 19 days — there is no accumulation of unsold homes here at all.

How does Brooklyn compare to Parma and Parma Heights?

Brooklyn is the least expensive of the three on total price at $221,758, against $235,497 in Parma and $240,351 in Parma Heights. On price per square foot it sits between them — $137 against Parma’s $139 and Parma Heights’ $148 — so most of the price gap is house size rather than value per foot.

Why is there so little for sale in Brooklyn?

Fifty-three homes have closed recently against eight currently listed. Brooklyn is a small, fully built-out inner-ring city of roughly eleven thousand with essentially no capacity to add housing, in a location with direct I-480 and I-71 access. The stock turns over rather than expands, and at the moment it is turning over faster than it is being replaced.

Get a Personalized Brooklyn Market Analysis

In a city with eight listings and a nineteen-day turnover, the difference between buying in Brooklyn and not buying in Brooklyn is almost entirely how quickly you hear about a home and how prepared you are when you do.

If you are buying, I can get you notified the day a Brooklyn home lists and out to see it immediately — and tell you honestly whether Parma is the better use of your search time. If you are selling, I will price your home where this market actually clears and make sure you are ready for how fast it is likely to move.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Brooklyn

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Sept. 2, 2026

Ravenna Ohio Real Estate Market Report – August 2026

Ravenna Ohio Real Estate Market Report August 2026

In almost every market covered in this series, the homes that have not sold are priced above what the market is paying. Ravenna is the exception. Active listings here are asking $120 per square foot while recent sales closed at $144 — the standing inventory is 20% cheaper than what has been trading, and it has still been sitting 80 days. When cheaper homes are the ones not selling, price is not the problem.

Ravenna Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
31	38	139	$247,767
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$215,980	$144	100.4%	80 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.1	2.1	1,888 sq ft	$1,272

Source: Ravenna, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 60 days from list to contract; pending sales 46 days. Monthly payment assumes 20% down at 6.65%, principal and interest only.

The Cheap Inventory Is the Inventory That Is Sitting

Compare the three segments on price per square foot and on time:

Active listings — $120/sq ft, on market 80 days
Under contract now — $129/sq ft, reached contract in 46 days
Recently closed — $144/sq ft, took 60 days to contract

The ordering is the reverse of what you normally see. The most expensive inventory sold. The mid-priced inventory is going under contract fastest. And the cheapest inventory is the material still sitting on the market after nearly three months.

When overpriced homes sit, the diagnosis is simple — cut the price. When underpriced homes sit, the price is already doing everything it can and the obstacle is elsewhere: condition, deferred maintenance, layout, location within the city, or something a photograph reveals immediately.

The sale-to-list ratio confirms the market itself is healthy. Homes are closing at 100.4% of list, essentially exactly asking price, and 139 have done so recently. There is nothing wrong with demand in Ravenna. There is something specific about the 31 homes that have not sold.

What That Means for a Buyer

This is a genuine opportunity and a genuine warning at the same time.

The opportunity: there is inventory here priced 20% below the clearing rate, held by sellers who have been on the market for months. That is a real negotiating position, and it is not available in most Northeast Ohio markets right now.

The warning: find out why before you offer. At $120 per square foot in a market paying $144, the discount is usually accounted for somewhere in the property — a roof, a furnace, a foundation, a floor plan, or a location. Sometimes it is something a buyer genuinely does not mind and can therefore buy cheaply. Sometimes it is a $40,000 repair.

The inspection is where that question gets answered, and in this market it is worth paying for a thorough one before you get attached.

More Homes Committed Than Available

Thirty-one active listings against thirty-eight under contract gives a ratio of 0.82 — more homes spoken for than a buyer can walk into. On top of that, 139 have closed recently, roughly four and a half closings for every home currently on the market.

Ravenna is the Portage County seat with a historic downtown, a hospital, and a real local employment base, so this volume is locally generated rather than metro spillover. That matters: comparable sales genuinely exist here, and an exit is available.

The Affordable End of Portage County

At $144 per square foot, Ravenna is the value option in its county:

Aurora — $499,677 sale, $175/sq ft
Garrettsville — $362,054 sale, $154/sq ft
Kent — $314,006 sale, $153/sq ft
Streetsboro — $280,279 sale, $150/sq ft
Ravenna — $247,767 sale, $144/sq ft

The gap to Kent and Streetsboro is modest — 4% to 6% per square foot — but the difference in average sale price is $33,000 to $66,000, because those markets sell larger homes. On value per foot, Portage County is a narrow band and Ravenna sits at the bottom of it.

Ohio Context and Mortgage Rates

Statewide, the Ohio REALTORS July 2026 report put the median Ohio sale price at $285,000, up 3.6% year over year, across 12,723 sales, with 39,641 active listings and 3.72 months of supply. Ravenna closes about $37,000 below that median with a tighter supply picture.

Freddie Mac reported the 30-year fixed averaging 6.65% and the 15-year 5.95% as of August 20, 2026, a second consecutive weekly decline. On a $198,214 loan that is roughly $1,272 a month in principal and interest.

Ravenna Market Breakdown by Property Type

What This Means If You Are Buying

Ask why a listing is cheap before you get excited about it. That is the single most useful question in Ravenna right now, and the 80-day active average is what makes it necessary.

Inspect thoroughly. If the answer to that question is a repair rather than a preference, the inspection is what tells you the size of it.

Move quickly on the well-presented homes. Those are going under contract in 46 days at essentially full asking price. There is no negotiating room on those.

Do not read the active-listing average as the market. At $215,980 and $120 per square foot, it describes the leftovers, not the market. The market is $247,767 and $144.

What This Means If You Are Selling

The encouraging news is that Ravenna homes are closing at 100.4% of list and 139 have done so recently. The market pays asking price for homes it wants.

The instruction that follows is unusual, and it is the opposite of the standard advice. If your home has been on the market for months, a price cut may not be the answer — the listings that are sitting here are already cheaper per square foot than the ones that sold. Look first at presentation, photography, and the condition items a buyer sees in the first thirty seconds. Fixing what makes a home read as a project is worth more in this market than another $10,000 off.

Plan on roughly two months to contract for a well-presented home priced at the market.

How Ravenna Compares Nearby

Aurora — $499,677 average sale, 37 active, 30 pending, $175/sq ft
Garrettsville — $362,054 average sale, 10 active, 5 pending, $154/sq ft
Kent — $314,006 average sale, 35 active, 27 pending, $153/sq ft
Streetsboro — $280,279 average sale, 33 active, 21 pending, $150/sq ft
Stow — $301,382 average sale, 22 active, 51 pending, $153/sq ft
Ravenna — $247,767 average sale, 31 active, 38 pending, $144/sq ft
Windham — $201,289 average sale, 3 active, 3 pending, $138/sq ft

Kent is the natural step up — 6% more per square foot, on homes averaging 234 square feet larger, with a university and a considerably larger downtown economy. Streetsboro sits between the two.

Ravenna carries the deepest pending pipeline relative to its inventory of any market in this group, at 38 under contract against 31 available.

Frequently Asked Questions

What is the average home price in Ravenna, Ohio?

Recent closed sales in the Ravenna market area averaged $247,767, or about $144 per square foot on an average of 1,888 finished square feet. That is roughly $37,000 below the Ohio statewide median of $285,000.

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

At the $247,767 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 $1,272 per month on a $198,214 loan. Portage County property taxes and homeowners insurance are additional.

Why are the homes for sale in Ravenna cheaper than the ones selling?

This is the unusual feature of this market. Active listings are asking about $120 per square foot while recent sales closed at $144 — the remaining inventory is priced 20% below what the market has been paying, and it is still sitting at 80 days on market. In most markets unsold inventory is priced above what sells. Here it is priced below, which points to condition rather than price as the obstacle.

Do homes in Ravenna sell for asking price?

Essentially. The average sale closed at 100.4% of list — about $934 over asking, on an average list price of $246,833. Correctly presented homes get their number.

Is Ravenna a buyer or a seller market right now?

Supply favours sellers — there are 31 active listings against 38 under contract, a ratio of 0.82. But the two sides are shopping different inventory: well-presented homes are going under contract in 46 days while the cheaper listings sit at 80.

How long do homes take to sell in Ravenna?

Homes currently under contract reached that point in an average of 46 days — considerably faster than the 60 days recent closings took. Active listings, meanwhile, have been out 80 days. The market is moving quickly on some inventory and not at all on the rest.

Where is the negotiating room in Ravenna?

In the listings that have been sitting. With active inventory averaging 80 days on market and priced below the clearing rate, some of those sellers have had months to reconsider. Just be clear about why a home is priced below the market before you offer — at $120 per square foot in a market paying $144, the discount is usually accounted for somewhere in the property.

How does Ravenna compare to Kent and Streetsboro?

Ravenna is the affordable option in Portage County. At $144 per square foot it runs below Kent ($153), Streetsboro ($150), and Garrettsville ($154), and well below Aurora ($175). Its average sale price of $247,767 is roughly $66,000 below Kent and $33,000 below Streetsboro.

Get a Personalized Ravenna Market Analysis

Ravenna is a market where the usual playbook does not apply. The listings that are sitting are the cheap ones, which means the standard 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 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. If you are buying, I can tell you which of the discounted listings are worth pursuing and which have a reason attached.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Ravenna

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Sept. 2, 2026

Norton Ohio Real Estate Market Report – August 2026

Norton Ohio Real Estate Market Report August 2026

Norton has eight homes for sale. Eighteen are under contract, sixty-six have closed recently, and the average sale is landing $9,982 above asking. The eight that remain average 1,384 finished square feet — nearly 600 square feet smaller than what is actually selling here. Buyers have taken essentially everything of ordinary family size, and inventory is turning over in about a month.

Norton Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
8	18	66	$308,556
Avg List Price (Sold)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Active : Pending Ratio
$298,574	$163	103.3%	0.44
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.3	2.3	1,977 sq ft	$1,585

Source: Norton, Ohio Real Estate Market Report, MLS Now data as of August 2026. Active listings have been on market 30 days on average; pending sales took 32 days to contract; recent closings 61 days. Monthly payment assumes 20% down at 6.65%, principal and interest only.

What Is Left Is Not What Is Selling

This is the finding that matters most in Norton right now:

Active listings — 1,384 sq ft average, asking $206,850
Under contract — 1,963 sq ft, listed $302,062
Recently closed — 1,977 sq ft, sold $308,556

The pending and closed segments are near-identical — roughly 1,970 square feet at around $300,000. The active segment resembles neither. It is 600 square feet smaller and $95,000 cheaper.

What that means is that Norton’s buyers have cleared out the ordinary family-sized inventory entirely. The eight homes remaining are the smaller stock at the bottom of the market.

If you are shopping Norton for a 2,000-square-foot house, the current active list will not show you one, and browsing listing portals will leave you with the impression that this market tops out near $210,000. It does not — the typical Norton sale is $308,556. You will need to be positioned to move on new inventory the week it lists.

If you own a mid-sized Norton home, the mirror image applies: there is essentially nothing competing with you.

Eight Listings, Eighteen Under Contract

An active-to-pending ratio of 0.44 puts Norton essentially level with Brecksville for the tightest supply of any market in this series. More than twice as many homes are committed as available.

The days-on-market figures show a market that has been accelerating. Active listings have been out an average of 30 days and pending sales reached contract in 32 days — both roughly half the 61 days the recent closings required. Whatever pace the closed data describes, the current market is moving faster than that.

Sales are landing at 103.3% of list, about $9,982 over asking. All three indicators point the same way.

A Twenty-Three Percent Premium Over Barberton

Norton borders Barberton, and the gap between them is one of the wider municipal-line differences in Summit County:

Norton — $308,556 sale, 1,977 sq ft, $163/sq ft
Barberton — $194,145 sale, 1,537 sq ft, $132/sq ft

That is 23% more per square foot for crossing the line, on top of buying a larger house. In total-price terms the gap is $114,000.

Barberton also has thirty-five active listings against Norton’s eight. For a buyer who cannot get into Norton — and with eight listings, that describes most of them — Barberton offers both an actual selection and a substantially lower entry point.

Within Norton’s own tier, New Franklin at $161 per foot and Green at $164 are priced almost identically, on the eastern side of the county.

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. Norton closes about $24,000 above that median, and eight listings against sixty-six recent closings is a small fraction of a single month 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 $246,845 loan that is roughly $1,585 a month in principal and interest.

Rates are not the constraint in Norton. Inventory is, and a further decline would most likely intensify competition for the same eight houses rather than produce more of them.

Norton Market Breakdown by Property Type

Featured Norton Neighborhoods

Norton spans a mix of subdivisions and semi-rural parcels, and pricing varies between them:

Auten Estates · Barberton Gardens · Bardner Blvd Estates · Brentwood Estates · Brookside Greens · Brookside View Estates · Center Place · Cider Ridge Ranches · City Farms · City View · Colonial Heights · Country Squire Estates · Dutt Farms · Flesher Estates · Frashure Park · Hazelwood Acres · Highpoint Acres · Hillier Heights · Holiday Heights · Home Gardens

What This Means If You Are Buying

Do not judge the market by the active list. Eight listings averaging 1,384 square feet is not a representative sample of Norton housing. It is what remains after buyers took the rest.

Be fully approved before you look. Thirty-day active inventory and eighteen homes already under contract mean your constraint is speed of response, not selection.

Budget above asking. The average buyer paid $9,982 over list. That is the cost of winning here.

Have Barberton ready as an alternative. Thirty-five listings at 23% less per square foot, immediately adjacent. It is where most Norton shoppers will actually be able to buy.

What This Means If You Are Selling

It is difficult to imagine better conditions. Seven other homes compete with you citywide, they are mostly a size tier below yours, buyers are paying nearly $10,000 over asking, and homes are reaching contract in about a month.

The way to capture that premium is to price at the market and let buyers compete — that mechanism is what produces the 103.3% average, and it requires being priced to be toured in the first place.

Given how fast this market is moving, be genuinely ready before you list: photographs, showing availability, and a plan for where you go next. In a thirty-day market, sellers are more often caught out by a fast contract than a slow one.

How Norton Compares Nearby

Green — $379,611 average sale, 24 active, 18 pending, $164/sq ft
New Franklin — $355,013 average sale, 14 active, 12 pending, $161/sq ft
Wadsworth — $368,233 average sale, 31 active, 43 pending, $166/sq ft
Norton — $308,556 average sale, 8 active, 18 pending, $163/sq ft
Barberton — $194,145 average sale, 35 active, 40 pending, $132/sq ft
Akron — $198,244 average sale, 556 active, 306 pending, $121/sq ft

Green and New Franklin are within three dollars per square foot of Norton and both carry meaningfully more inventory — 24 and 14 active listings against 8. For a buyer at this value tier, widening the search east across the county is the practical response to Norton’s scarcity.

Barberton is the affordability alternative, and the only nearby market with real depth at a lower price.

Frequently Asked Questions

What is the average home price in Norton, Ohio?

Recent closed sales in the Norton market area averaged $308,556, or about $163 per square foot on an average of 1,977 finished square feet. That is roughly $24,000 above the Ohio statewide median of $285,000.

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

At the $308,556 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 $1,585 per month on a $246,845 loan. Summit County property taxes and homeowners insurance are additional.

How many homes are for sale in Norton?

Eight. Against 18 already under contract and 66 recent closings, that gives an active-to-pending ratio of 0.44 — essentially tied with Brecksville for the tightest supply of any market covered in this series. More than twice as many Norton homes are spoken for as are available to view.

Are homes in Norton selling above asking price?

Substantially. The average sale closed at 103.3% of list — about $9,982 over asking, on an average list price of $298,574. That is among the stronger premiums in Summit County.

Why are the homes still for sale so much smaller than the ones selling?

The eight active listings average 1,384 finished square feet. Homes under contract average 1,963 and recent closings 1,977 — roughly 600 square feet more. Buyers have absorbed essentially everything of normal family size, and what remains on the shelf is the smaller stock.

How fast do homes sell in Norton?

Very fast. Active listings have been out an average of just 30 days and pending sales took 32 days to reach a contract — both far below the 61 days recent closings required. The market has accelerated noticeably since those closings were written.

Is Norton a buyer or a seller market right now?

Decisively a seller market. Eight listings, eighteen under contract, sales clearing more than 3% above asking, and inventory turning over in about a month. There is very little for buyers to work with.

How does Norton compare to Barberton, Green, and New Franklin?

Norton closes at $163 per square foot against $132 in Barberton — a 23% premium for the adjacent community. Its average sale price of $308,556 is well above Barberton’s $194,145, reflecting both the higher per-foot rate and larger homes. Norton is priced comparably to New Franklin ($161) and Green ($164) on the eastern side of the county.

Get a Personalized Norton Market Analysis

With eight homes on the market and inventory turning in about thirty days, the difference between buying in Norton and not buying in Norton is almost entirely how fast you hear about a listing and how prepared you are when you do.

If you are buying, I can get you notified the day a Norton home lists and out to see it immediately — and give you a straight assessment of whether Green, New Franklin, or Barberton is the better use of your time. If you are selling, I will price your home to draw the competition producing this market’s premiums and make sure you are ready for how quickly it is likely to go.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Norton

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Sept. 2, 2026

Seven Hills Ohio Real Estate Market Report – August 2026

Seven Hills Ohio Real Estate Market Report August 2026

Seven Hills and Broadview Heights sell homes of almost exactly the same size — 2,538 square feet against 2,553. Broadview Heights closes at $402,935. Seven Hills closes at $355,307. That is roughly $47,600 less for the same amount of house, and it makes Seven Hills the cheapest market per square foot in southern Cuyahoga County. There are fourteen homes for sale.

Seven Hills Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
14	17	57	$355,307
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$328,283	$147	101.6%	68 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.4	2.4	2,538 sq ft	$1,825

Source: Seven Hills, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 55 days from list to contract; pending sales 42 days. Monthly payment assumes 20% down at 6.65%, principal and interest only.

The Best Square Footage per Dollar in Southern Cuyahoga

Set the southern Cuyahoga County suburbs side by side on the measure that strips out house size:

Independence — $439,338 sale, $173/sq ft
Brecksville — $492,540 sale, $166/sq ft
Broadview Heights — $402,935 sale, $166/sq ft
Strongsville — $394,742 sale, $160/sq ft
North Royalton — $345,164 sale, $148/sq ft
Seven Hills — $355,307 sale, $147/sq ft

Seven Hills is last on the list and sells homes averaging 2,538 finished square feet — larger than North Royalton (2,390), close to Strongsville (2,619), and essentially level with Broadview Heights (2,553).

The Broadview Heights comparison is the one to sit with. Two adjacent communities, homes within fifteen square feet of the same size on average, and a $47,600 difference in what they close for. If square footage is what you are buying, this is where the arithmetic works hardest in this part of the county.

Fourteen Available, Seventeen Committed

The active-to-pending ratio in Seven Hills is 0.82 — more homes spoken for than a buyer can walk into. Fifty-seven have closed recently on top of that, roughly four closings for every home currently listed.

Sales are landing at 101.6% of list, about $5,730 over asking. Buyers are competing.

One timing note worth reading carefully: homes currently under contract reached that point in an average of 42 days, faster than the 55 days the recent closings took. The pace appears to be picking up. Meanwhile the active listings have been out 68 days — longer than either — which suggests a portion of the standing inventory has been passed over while the well-priced homes move quickly through it.

That is a useful distinction for a buyer: among fourteen listings, some are fresh and competitive and some have been sitting. Ask which is which.

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. Seven Hills closes about $70,000 above that median, on homes considerably larger than the state average.

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 $284,246 loan that is roughly $1,825 a month in principal and interest, with the move from 7.00% to 6.65% worth about $67 a month.

Cuyahoga County property taxes are a significant addition at this price level and vary by parcel. Get the actual figure for any specific address before budgeting from the sale price.

Seven Hills Market Breakdown by Property Type

Featured Seven Hills Neighborhoods

Seven Hills is built out of postwar and later subdivisions, and pricing varies between them:

Albert Rispo · Autumn Hills Estates · Bayberry Estates · Bayberry Ridge · Bramblewood Estates · Cherry Lane · Creat Valley · Cricket Lane · Crossview Acres · Crossview Road · Crosswood Estates · Deerfield Estates · Eagles Nest · Elworthy Helwick · Glenn Park · Hunters Glen · John Linglers Proposed · Maron Lane · Mike Hewkos Cricket Lane · Morris Black

What This Means If You Are Buying

This is the square-footage play in southern Cuyahoga County. At $147 per foot on 2,538-square-foot homes, nothing nearby delivers more house per dollar.

Ask how long each listing has been out. The 68-day active average against a 42-day pending pace says some of the fourteen have been passed over. That is where the negotiating room is — and it is worth understanding why before you offer.

Be ready on the fresh ones. Seventeen homes are already under contract against fourteen available, and sales are clearing above asking. A well-priced new listing will not wait.

Budget the full payment. Cuyahoga County taxes on a $355,000 home are a large addition to the $1,825 principal-and-interest figure.

What This Means If You Are Selling

Conditions are favourable: thirteen other listings citywide, buyers paying above asking, and homes reaching contract in about six weeks when priced correctly.

Price to the per-square-foot benchmark this market actually trades at — around $147 — rather than by scanning sale prices in Brecksville or Broadview Heights, which run 13% higher per foot. A seller who prices off neighbouring communities will list too high; one who prices off Seven Hills comparables will sell.

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

How Seven Hills Compares Nearby

Brecksville — $492,540 average sale, 11 active, 25 pending, $166/sq ft
Independence — $439,338 average sale, 11 active, 7 pending, $173/sq ft
Broadview Heights — $402,935 average sale, 30 active, 16 pending, $166/sq ft
Strongsville — $394,742 average sale, 53 active, 55 pending, $160/sq ft
Seven Hills — $355,307 average sale, 14 active, 17 pending, $147/sq ft
North Royalton — $345,164 average sale, 41 active, 44 pending, $148/sq ft
Parma Heights — $240,351 average sale, 21 active, 21 pending, $148/sq ft

North Royalton is priced within a dollar per square foot of Seven Hills and offers three times the inventory — 41 active listings against 14. For a buyer who wants this value tier with an actual selection to work through, that is the obvious widening of the search.

Note Parma Heights at the bottom of the list: identical per-foot pricing at $148, but on homes averaging 1,678 square feet rather than 2,538. Same value per foot, very different house.

Frequently Asked Questions

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

Recent closed sales in the Seven Hills market area averaged $355,307, or about $147 per square foot on an average of 2,538 finished square feet. That per-foot figure is the lowest among the southern Cuyahoga County suburbs, and the homes are among the largest.

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

At the $355,307 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 $1,825 per month on a $284,246 loan. Cuyahoga County property taxes and homeowners insurance are additional and are substantial.

Is Seven Hills cheaper than Broadview Heights?

Meaningfully, for essentially the same house. The two sell homes of almost identical size — 2,538 square feet in Seven Hills against 2,553 in Broadview Heights — but Seven Hills closes at $355,307 and Broadview Heights at $402,935. That is about $47,600 less for the same square footage, or 11% less per foot.

Are homes in Seven Hills selling above asking price?

Yes. The average sale closed at 101.6% of list — about $5,730 over asking, on an average list price of $349,577.

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

A seller market. There are only 14 active listings against 17 under contract — a ratio of 0.82, meaning more homes are committed than available — and sales are clearing above asking.

How long do homes take to sell in Seven Hills?

Homes currently under contract reached that point in an average of 42 days — faster than the 55 days recent closings took, which suggests the pace has picked up. Active listings have been out 68 days, so a portion of the current inventory has been sitting longer than the homes that are transacting.

Why is Seven Hills the cheapest per square foot in its area?

Its housing stock is largely mid- and late-twentieth-century construction on generous lots, and unlike Brecksville, Independence, or Broadview Heights it does not carry a distinct upper tier pulling its per-foot average upward. What buyers get is scale — 2,538 square feet on average — at $147 per foot rather than the $166 to $173 that its neighbours command.

Is Seven Hills a good value in Cuyahoga County?

On square footage per dollar, it is among the strongest in the southern part of the county. The constraint is selection: fourteen active listings is a very short menu, and with seventeen homes already under contract, well-priced properties are not waiting long.

Get a Personalized Seven Hills Market Analysis

Seven Hills is a market where pricing off the neighbours will mislead you in both directions — a seller who looks at Brecksville lists too high, and a buyer who assumes southern Cuyahoga County all costs $166 per foot misses the value here entirely.

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 tell you which of the fourteen listings are fresh and competitive, which have been sitting and why, and what the same money buys across the whole southern corridor.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Seven Hills

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Sept. 2, 2026

Salem Ohio Real Estate Market Report – August 2026

Salem Ohio Real Estate Market Report August 2026

Salem’s three market segments read like three separate price tiers. Homes for sale average $338,327. Homes under contract were listed at $247,223. Homes that recently sold closed at $207,646. And the days-on-market figures run in the same order: 95 days for the active listings, 72 for the closings, and just 52 for the pendings. Buyers here are moving fast on the middle of this market and leaving the top of it alone.

Salem Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
43	32	104	$207,646
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$338,327	$127	99.5%	95 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.9	1,705 sq ft	$1,066

Source: Salem, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 72 days from list to contract; pending sales 52 days. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Three Tiers, Three Speeds

Lay the segments out together and the structure is unusually clear:

Active listings — 2,434 sq ft, asking $338,327, $146/sq ft, 95 days on market
Under contract now — 2,095 sq ft, listed $247,223, $135/sq ft, 52 days to contract
Recently closed — 1,705 sq ft, sold $207,646, $127/sq ft, 72 days to contract

Each step up in price and size comes with a step up in time on market, and the pendings — the most recent activity — are the fastest of all at 52 days.

The read is straightforward. Demand in Salem is concentrated in the middle of the market, in the $200,000–$250,000 range, where homes are going under contract in under two months. The larger, more expensive inventory is not being rejected on price — sales overall are still closing at 99.5% of list — it simply has a much smaller buyer pool and takes correspondingly longer to place.

For a buyer, the leverage is at the top. For a seller in the middle, conditions are genuinely good.

Correctly Priced Homes Get Their Number

The average Salem sale closed at 99.5% of list — about $1,140 below asking, on an average list price of $208,786. That is essentially par.

Read alongside the 52-day pending pace, it says something useful: this market is not discounting, it is selecting. A home priced where the comparable sales support goes under contract quickly and sells at its number. One priced ahead of the market does not get talked down — it joins the forty-two other listings and waits out the 95-day average.

That makes the initial pricing decision the single most consequential one a Salem seller makes.

A Working Town, Not a Commuter Satellite

One hundred four recent closings in a city of this size is solid volume, and it comes from local demand rather than spillover from a nearby metro. Salem sits far enough from both Youngstown and Canton to function as its own market, with a hospital, a manufacturing base, and a historic downtown of its own.

That matters for anyone transacting here. Liquidity means comparable sales genuinely exist and an exit is available. Markets that depend on commuter overflow can dry up when the metro shifts; markets with their own employment base tend to be steadier.

At $127 per square foot and about $1,066 a month in principal and interest on an average purchase, that steadiness comes at a genuinely accessible price.

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 $166,117 loan that is roughly $1,066 a month in principal and interest; the difference between 7.00% and 6.65% is about $39 a month here.

Salem Market Breakdown by Property Type

What This Means If You Are Buying

Know which tier you are shopping. A $210,000 Salem home and a $340,000 one are in different markets with different competition and different timelines. The first moves in under two months; the second has been sitting three.

At the upper end, negotiate. That is where the 95-day average lives, and where a seller has had time to reconsider.

In the middle, move promptly. Fifty-two days to contract on the pending cohort means the well-priced mid-range homes are being taken.

Inspect properly. At $127 per square foot in an older housing stock, the mechanical systems determine the real cost. Budget for the inspection and for what it finds.

What This Means If You Are Selling

If your home is in the middle of this market, conditions are good — buyers are moving in under two months and paying essentially list price.

If your home is at the larger, more expensive end, price it to the comparable sales for homes of its size rather than to the citywide asking average, and plan for a longer runway. The 95-day active figure is that segment’s reality, and pricing alongside the other large listings simply puts you in the queue with them.

With forty-two competing listings and no bidding-war dynamic, condition and presentation decide which homes get the showings.

How Salem Compares Nearby

Canfield — $431,168 average sale, 46 active, 22 pending, $155/sq ft
Columbiana — $299,931 average sale, 22 active, 20 pending, $161/sq ft
Leetonia — $267,894 average sale, 6 active, 8 pending, $142/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

Columbiana is the county’s premium market and the sharpest contrast: 27% more per square foot than Salem, on half the inventory. Alliance, over the county line in Stark, is priced identically to Salem at $127 per foot with considerably more listings.

Lisbon and East Liverpool are the affordability step down at $97 per foot — about 24% below Salem — both with slower pacing.

Frequently Asked Questions

What is the average home price in Salem, Ohio?

Recent closed sales in the Salem market area averaged $207,646, or about $127 per square foot on an average of 1,705 finished square feet. That is roughly 27% below the Ohio statewide median of $285,000.

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

At the $207,646 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 $1,066 per month on a $166,117 loan. Columbiana County property taxes and homeowners insurance are additional.

Why are Salem listings asking so much more than homes are selling for?

Because the active inventory is a different tier of house. The 43 homes for sale average 2,434 finished square feet and ask $338,327 at $146 per square foot. Recent closings averaged 1,705 square feet and $207,646 at $127. Both the size and the per-foot rate are higher on the shelf than in what is actually trading.

Do homes in Salem sell for asking price?

Very nearly. The average sale closed at 99.5% of list — about $1,140 below asking. Correctly priced Salem homes get essentially their number.

What is selling fastest in Salem right now?

The mid-priced stock. Homes currently under contract reached that point in an average of 52 days — faster than the 72 days recent closings took — at an average list price of $247,223. Meanwhile the active listings, which average $338,327, have been sitting 95 days. Buyers are moving quickly on the middle of this market and slowly on the top of it.

Is Salem a buyer or a seller market right now?

It depends entirely on the price tier. Overall there are 43 active listings against 32 under contract — a ratio of 1.34 — with sales landing just under asking. But a well-priced mid-range home is going under contract in under two months, while the larger listings are averaging over three months on market.

How does Salem compare to Columbiana and Alliance?

Salem closes at $127 per square foot against $161 in Columbiana and $127 in Alliance. Salem and Alliance are priced identically per foot; Columbiana runs a 27% premium over both. Salem carries substantially more inventory than Columbiana — 43 active listings against 22.

Is Salem a good market for investors?

Entry at about $127 per square foot with 104 recent closings gives both low cost and genuine liquidity, and Salem has a real local employment base rather than being a commuter satellite. The counterweight is the pace at the upper end — larger properties are averaging 95 days on market. Verify actual rents, Columbiana County tax rates, and property condition individually before underwriting anything.

Get a Personalized Salem Market Analysis

Salem is a market where the citywide average tells you very little, because the three price tiers behave so differently. A $338,000 asking average and a $207,646 sale average are not two views of one market — they are two markets.

If you are selling, I will tell you honestly which tier your home is in, what the realistic timeline for that tier looks like, and what number gets you into the 52-day group rather than the 95-day one. If you are buying, I can point you to where the negotiating room genuinely sits.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Salem

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Sept. 2, 2026

Macedonia Ohio Real Estate Market Report – August 2026

Macedonia Ohio Real Estate Market Report August 2026

Macedonia has eleven homes for sale and eighteen under contract. Sales are closing $11,625 above asking. And the average asking price you will see quoted for this market — $427,863 — is one $1.6 million listing away from being useful. The median Macedonia listing asks about $300,000. In a market this small, that distinction is the difference between a plan and a misunderstanding.

Macedonia Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
11	18	45	$370,837
Median List (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
~$300,000	$176	103.2%	43 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.3	2.7	2,176 sq ft	$1,905

Source: Macedonia, Ohio Real Estate Market Report, MLS Now data as of August 2026. Median calculated from the individual active listings; the raw average asking price of $427,863 is skewed by a single $1,599,900 listing. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Note on the Asking-Price Average

With only twelve individual active listings on the market report page, one unusual property can distort everything. Here is the actual distribution:

Least expensive listing — $265,000
Median listing — $300,000
Most expensive listing — $1,599,900

That single top listing lifts the average asking price to $427,863 — more than $127,000 above the median. It is not a data error; it is a real property. But it is not representative of what a buyer will find in Macedonia.

The closed data is the sounder anchor because it draws on forty-five transactions rather than twelve listings: $370,837 average sale price at $176 per square foot on homes averaging 2,176 finished square feet.

Eleven Available, Eighteen Committed

The active-to-pending ratio in Macedonia is 0.61 — well over half again as many homes spoken for as available. Forty-five have closed recently on top of that, roughly four closings for every home currently on the market.

The days-on-market figures cluster tightly and low: 43 days for active listings, 48 for pendings, 49 for recent closings. Nothing is accumulating, and the available inventory is actually the freshest of the three segments — the signature of a market clearing its shelf as fast as it is restocked.

The result shows up in the closing data. Sales are landing at 103.2% of list, roughly $11,625 over asking. Buyers here are competing, not negotiating.

The Most Expensive Per Foot in Its Corridor

Macedonia sits at the junction of I-271, SR-8, and SR-82, which puts both Cleveland and Akron within a comfortable drive. On the measure that strips out house size, it prices at the top of its immediate group:

Macedonia — $370,837 sale, 2,176 sq ft, $176/sq ft
Twinsburg — $372,510 sale, 2,277 sq ft, $167/sq ft
Northfield — $273,212 sale, 1,656 sq ft, $163/sq ft
Stow — $301,382 sale, 2,009 sq ft, $153/sq ft

Twinsburg is the closest peer — its average sale price is within $1,700 of Macedonia’s, yet it costs 5% less per square foot because it sells somewhat larger homes. For a buyer weighing the two, that is the real difference, and both markets are equally short of inventory.

Stow is where the per-foot rate genuinely steps down, about 13% below Macedonia, with a considerably deeper pending pipeline.

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. Macedonia closes about $86,000 above that median, and eleven listings against forty-five recent closings is a fraction of a month 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 $296,670 loan that is roughly $1,905 a month in principal and interest, with the move from 7.00% to 6.65% worth about $70 a month.

Rates are not the constraint in Macedonia. Inventory is, and a further rate decline would most likely intensify competition for the same eleven houses.

Macedonia Market Breakdown by Property Type

What This Means If You Are Buying

Eleven listings is a watch, not a search. Instant alerts and same-week viewing are the strategy. The house you plan to think about over the weekend is often gone by Monday.

Budget above asking. The average buyer paid $11,625 over. Build that into your maximum rather than into your opening offer.

Use the median, not the average. A $300,000 median and a $427,863 average describe very different markets. The first one is yours.

Look at Twinsburg in parallel. Nearly identical average sale price, 5% less per square foot, and the same access to the I-271 corridor. Neither has much inventory, so working both doubles your odds.

What This Means If You Are Selling

These are strong conditions: ten other listings citywide, buyers paying over 3% above asking, and homes reaching contract in about seven weeks.

The way to capture the premium is to price at the market and let buyers compete, not to build it into the list price in advance. That mechanism is what produces the 103.2% average, and it only works if your home is priced to be toured. With eleven listings citywide, a home that stalls is highly visible.

Given the pace, be genuinely ready before you list — photography, showing availability, and a plan for where you are going next. Sellers here are more often caught out by a fast contract than a slow one.

How Macedonia Compares Nearby

Aurora — $499,677 average sale, 37 active, 30 pending, $175/sq ft
Twinsburg — $372,510 average sale, 17 active, 15 pending, $167/sq ft
Macedonia — $370,837 average sale, 11 active, 18 pending, $176/sq ft
Stow — $301,382 average sale, 22 active, 51 pending, $153/sq ft
Northfield — $273,212 average sale, 11 active, 18 pending, $163/sq ft
Broadview Heights — $402,935 average sale, 30 active, 16 pending, $166/sq ft

Notice Aurora: its average sale price is $129,000 higher than Macedonia’s, but its price per square foot is actually lower, at $175 against $176. Aurora simply sells much larger homes. On value per foot, Macedonia is the most expensive market in this group.

Broadview Heights is the notable contrast on supply — 30 active listings against 16 pending, the mirror image of Macedonia — at 6% less per square foot.

Frequently Asked Questions

What is the average home price in Macedonia, Ohio?

Recent closed sales in the Macedonia market area averaged $370,837, or about $176 per square foot on an average of 2,176 finished square feet. That is roughly $86,000 above the Ohio statewide median of $285,000.

Why does the market report page show an average asking price near $428,000?

Because one listing at $1,599,900 sits in a pool of only twelve. Removing it from consideration, the median active asking price is about $300,000, with the least expensive at $265,000. With an inventory this small, the median is the number a buyer should use.

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

At the $370,837 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 $1,905 per month on a $296,670 loan. Summit County property taxes and homeowners insurance are additional.

Are homes in Macedonia selling above asking price?

Yes, substantially. The average sale closed at 103.2% of list — about $11,625 over asking, on an average list price of $359,212. That is among the stronger premiums in Summit County this month.

Is Macedonia a buyer or a seller market right now?

Firmly a seller market. There are only 11 active listings against 18 under contract — a ratio of 0.61, meaning well over half again as many homes are spoken for as are available — and sales are clearing more than 3% above asking.

How fast do homes sell in Macedonia?

Quickly and consistently. Active listings have been out an average of 43 days, pending sales took 48 days to reach a contract, and recent closings 49 days. All three figures cluster tightly, which indicates a market with no backlog of unsold inventory.

How does Macedonia compare to Twinsburg and Northfield?

The three are close on price per square foot — $176 in Macedonia, $167 in Twinsburg, $163 in Northfield — with Macedonia the most expensive per foot of the group. Its average sale price of $370,837 sits just below Twinsburg’s $372,510 despite the higher per-foot rate, because Twinsburg sells slightly larger homes.

How much can you negotiate off asking price in Macedonia?

Nothing, on the recent evidence — buyers are paying about $11,625 above list. With eleven listings citywide and eighteen homes already under contract, an under-asking offer on a well-priced Macedonia home is generally a decision not to buy it.

Get a Personalized Macedonia Market Analysis

With eleven homes on the market and one of them at $1.6 million, no citywide average is going to tell you what a specific Macedonia property is worth. And in a market clearing 3% above asking in seven weeks, being early matters more than being clever.

If you are selling, I will price your home against the properties that genuinely compete with it and position it for the speed this market actually moves at. If you are buying, I can get you alerted the day a Macedonia home lists — and give you a straight read on what it will take to win it.

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

Sources: MLS Now via the Macedonia 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 was calculated from the individual listings shown on the market report page. Not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Macedonia

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