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. 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

no comments yet

Sept. 2, 2026

Conneaut Ohio Real Estate Market Report – August 2026

Conneaut Ohio Real Estate Market Report August 2026

What is selling in Conneaut and what is for sale in Conneaut are two different things. Recent closings averaged 1,580 square feet at $121 per square foot. The homes still available average 2,180 square feet and ask $141. Buyers in this Lake Erie corner town are working through the affordable end of the market and leaving the larger, pricier properties on the shelf — and getting $5,928 off asking on the way through.

Conneaut Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
29	28	77	$188,263
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$270,531	$121	96.9%	84 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.8	1,580 sq ft	$967

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

Three Segments, Three Different Markets

Set them side by side and the divergence is clear:

Active listings — 2,180 sq ft, asking $270,531, $141 per square foot
Recently closed — 1,580 sq ft, sold $188,263, $121 per square foot
Under contract now — 1,713 sq ft, listed $180,881, $103 per square foot

The available inventory is 600 square feet larger and 17% more expensive per foot than what has been selling. And the pending cohort — the most recent activity of all — is cheaper still, at $103 per square foot.

The direction is unmistakable. Demand in Conneaut is concentrated at the affordable end of the market, and the larger, higher-priced properties are accumulating rather than clearing.

In a lakefront town, some of that is predictable. Larger and more expensive homes here are frequently lake-proximate, and lakefront buyers are a smaller and more particular pool than buyers of an ordinary three-bedroom on the town grid. But the size of the gap is worth taking seriously if you own something at the upper end.

Buyers Are Getting Three Percent Off

The average Conneaut sale closed at 96.9% of list — about $5,928 below asking, on an average list price of $194,191. Recent closings took 84 days to reach a contract, pending sales 78 days, and active listings have been out 70 days.

Nothing here is fast, and that is what produces the negotiating room. A market that takes nearly three months to match a house to a buyer is a market where the seller’s position in week ten is different from week two.

Twenty-nine active listings against twenty-eight under contract gives a balanced ratio of 1.04, so this is not a market drowning in inventory. It is one where transactions simply take time to form.

Nine Hundred Sixty-Seven Dollars a Month

At the $188,263 average closing price with 20% down, principal and interest run about $967 a month on a $150,610 loan — for a three-bedroom home averaging 1,580 finished square feet in a Lake Erie town with a working harbor and public beach frontage.

Two honest additions to that figure. Ashtabula County property taxes and homeowners insurance are real costs and vary by parcel — verify them for a specific address rather than estimating from the sale price. And at $121 per square foot in older housing stock, the roof, furnace, wiring, and foundation determine whether an inexpensive house is genuinely inexpensive. Budget for a thorough inspection and for what it turns up.

For any waterfront or near-water parcel, add the insurance question to that list before you get attached to the property. It can change the monthly picture substantially.

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. Conneaut closes about 34% 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 $150,610 loan that is roughly $967 a month in principal and interest; the difference between 7.00% and 6.65% is about $35 a month here.

Conneaut Market Breakdown by Property Type

Featured Conneaut Neighborhoods

Conneaut runs from the harbor and lakefront back through the older town grid, and pricing varies sharply between them:

Bessemer Lake Shore · Buck Lake · Burrington Heights · Conneaut City · Connecticut Western Reserve · Greene Fields Estate · Harborview Condos · Harbour View · Harmony Glen · Harrington Point Park · Hayward Park · Hiram Lake · Ingallside Add · John Olmstead · Kingsville On Lake · Lake View · Lands End · Long View · Meadow Acres · Moreland Club

What This Means If You Are Buying

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

The upper end is where the leverage is. Larger and lake-proximate properties are the ones accumulating. If that is what you want, your position is stronger than the citywide figures suggest.

Inspect thoroughly. At $121 per square foot the mechanical systems, not the price, determine what the house costs.

Price the insurance before you commit on the water. It is the most commonly underestimated line item in a lakefront purchase.

What This Means If You Are Selling

Be realistic about pace and price. Twenty-eight other homes compete with you, buyers are negotiating about 3% under asking, and reaching a contract takes roughly three months.

If your home is at the larger or higher-priced end, the data is more cautionary still: that is the segment currently accumulating, and the pending cohort is transacting well below it. Pricing to the closed comparable sales for homes of your size — not to the citywide asking average — is what shortens the timeline.

Anchor at $121 per square foot for a typical inland home, adjust honestly for condition and any water proximity, and invest in presentation. With this much time on the market, buyers see everything.

How Conneaut Compares Nearby

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

Ashtabula is the useful comparison. Its average sale price is within $3,300 of Conneaut’s, but it is 7% more expensive per square foot — meaning the same money buys slightly more house in Conneaut. Ashtabula does carry far more volume, with 168 recent closings against 77 here, which matters for comparable sales and for resale.

Madison and Jefferson are the step up in the county, both in the $142–$146 per-foot range.

Frequently Asked Questions

What is the average home price in Conneaut, Ohio?

Recent closed sales in the Conneaut market area averaged $188,263, or about $121 per square foot on an average of 1,580 finished square feet. That is roughly 34% below the Ohio statewide median of $285,000.

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

At the $188,263 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 $967 per month on a $150,610 loan. Ashtabula County property taxes and homeowners insurance are additional.

Why are the homes for sale so much larger than the homes selling?

The 29 active listings average 2,180 finished square feet and ask $141 per square foot. Recent closings averaged 1,580 square feet at $121. Buyers are clearing the smaller, more affordable end of this market while larger and higher-priced properties — many of them lake-proximate — wait longer for their buyer.

How much can you negotiate off asking price in Conneaut?

Meaningfully. The average sale closed at 96.9% of list — about $5,928 below asking. With 29 active listings and an 84-day average to contract, buyers have both time and room.

Is Conneaut a buyer or a seller market right now?

Balanced on count and buyer-leaning on price. There are 29 active listings against 28 under contract — a ratio of 1.04 — but sales are closing about 3% below asking and the pace is slow at 84 days.

How long do homes take to sell in Conneaut?

Recent closings averaged 84 days from list to contract and pending sales 78 days. Homes currently for sale have been listed 70 days. Plan on roughly three months.

How does Conneaut compare to Ashtabula?

Conneaut is about 7% cheaper per square foot — $121 against $130 — though its average sale price of $188,263 is slightly higher than Ashtabula’s $184,957 because it sells somewhat larger homes. Ashtabula carries far more transaction volume, with 168 recent closings against Conneaut’s 77.

What should a buyer know about Conneaut specifically?

It sits in Ohio’s northeast corner on Lake Erie at the Pennsylvania line, with a working harbor and lakefront parks. Lake-proximate properties carry insurance and maintenance considerations that inland homes do not, and at $121 per square foot in older housing stock a thorough inspection is essential regardless of location. Verify Ashtabula County taxes and, for any waterfront or near-water parcel, the insurance picture before you budget from the sale price.

Get a Personalized Conneaut Market Analysis

Conneaut’s citywide averages mix inland town-grid homes with lake-proximate properties that behave nothing like them. A single figure for the city describes neither well, and the gap between what is listed and what is selling makes that especially true right now.

If you are selling, I will value your home against the properties that genuinely compete with it and give you an honest timeline for your segment. If you are buying, I can tell you which listings are worth pursuing, where the real negotiating room sits, and what to check before committing on anything near the water.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Conneaut

no comments yet

Sept. 2, 2026

Wickliffe Ohio Real Estate Market Report – August 2026

Wickliffe Ohio Real Estate Market Report August 2026

Across 86 recent closings, the average Wickliffe home was listed at $216,390 and sold for $216,839. A difference of $449 — two-tenths of one percent. Active listings are asking $146 per square foot, which is exactly what recent sales have been paying. In a year when most Ohio markets are running either above or below asking, Wickliffe is landing on the number with unusual precision.

Wickliffe Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
18	19	86	$216,839
Avg List Price (Sold)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$216,390	$146	100.2%	50 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.1	2.0	1,609 sq ft	$1,114

Source: Wickliffe, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 64 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Four Hundred Forty-Nine Dollars

A $449 gap between the average asking price and the average sale price, across 86 transactions, is about as close to par as residential real estate gets.

What it tells you is that Wickliffe sellers and Wickliffe buyers have converged on the same understanding of value. Sellers are not testing aggressive numbers, and buyers are not extracting discounts. The market has settled.

The per-square-foot data says the same thing from a different angle: active listings are asking $146 per square foot and recent sales closed at $146 per square foot. Identical. In many markets covered in this series that gap runs 10 to 18%, and buyers have to mentally discount every list price before it becomes useful. Here you do not.

The practical consequence is that pricing matters more than negotiating in Wickliffe. A home priced at the market sells at that price in about two months. A home priced above it does not get talked down — it joins the seventeen other listings and waits.

The Pipeline Is Working the Lower End

One number breaks the pattern of consistency, and it is worth understanding. Compare the closed and pending segments:

Recently closed — 1,609 sq ft, sold $216,839, $146 per square foot
Under contract now — 1,691 sq ft, listed $186,281, $128 per square foot

The homes going under contract right now are slightly larger than the ones that closed but priced substantially lower — about 12% less per square foot. Buyers are currently working through the more affordable end of Wickliffe’s inventory.

Nineteen pending sales is a modest sample, so treat this as a signal rather than a trend. But if it holds, next month’s reported average sale price for Wickliffe will come in below this month’s — not because values fell, but because the mix of what sold changed. That distinction is worth keeping in mind when the numbers move.

Eighteen Available, Nineteen Committed

The active-to-pending ratio is 0.95 — marginally more homes spoken for than available. Eighty-six have closed recently on top of that, roughly five closings for every home currently on the market.

The days-on-market figures point mildly positive: active listings have been out 50 days and pendings 52, both shorter than the 64 days the recent closings took to reach a contract. The more current segments are moving a little faster than the closed ones did.

Wickliffe is a small, fully built-out city on the Cuyahoga County line, with Lake County taxes and a short run into Cleveland along I-90 and Route 2. Its housing stock turns over rather than expands, which is why eighteen listings is a normal state rather than a shortage.

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 $173,471 loan that is roughly $1,114 a month in principal and interest, with the move from 7.00% to 6.65% worth about $40 a month.

Wickliffe Market Breakdown by Property Type

Featured Wickliffe Neighborhoods

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

Arlington Arms · Bell Ridge Estates · Bell Ridge Heights · Bell Ridge Hts · Bellview Road Dedication · Berzin Estates · Blackbrook Road Indust Park · Cedarhurst Club Colony · Concord Hills · Coulby Estate · Drenik Estates · Euclid Ave · Grand Blvd · Green Ridge · Greens Of Mapledale · Jones Hills · Kimberly Estates · Larchmont Estates · Lloyd Road · Mapledale Attotment

What This Means If You Are Buying

You can shop by list price. Asking and clearing rates match here, which makes screening straightforward. A listing well above $160 per square foot needs to justify itself.

Do not expect a discount. The average buyer paid $449 over asking. Neither side is winning on price, and offering meaningfully under list is usually just a pass.

Inspect the older stock. At $146 per square foot in a fully built-out postwar city, mechanical systems and roofs determine the real cost of the house.

Have a second city ready. Willowick and Eastlake are immediately adjacent and priced within a few dollars per square foot. Eighteen listings is not much of a menu.

What This Means If You Are Selling

Your competition prices accurately, which means buyers here take list prices at face value. That works in your favour if you price correctly and against you if you do not — with seventeen competing listings and no bidding-war dynamic, an aggressive number simply gets skipped.

Price at the market, expect essentially your asking price, and plan on roughly two months to a contract — possibly a little less given the current pace.

Have your Lake County disclosures ready before you go active, and put money into presentation rather than into the asking price. In a market this evenly matched, condition is what separates listings.

How Wickliffe Compares Nearby

Willoughby — $279,735 average sale, 39 active, 25 pending, $162/sq ft
Eastlake — $225,639 average sale, 33 active, 29 pending, $149/sq ft
Willowick — $217,084 average sale, 18 active, 28 pending, $139/sq ft
Wickliffe — $216,839 average sale, 18 active, 19 pending, $146/sq ft
Euclid — $155,389 average sale, 73 active, 75 pending, $101/sq ft

Willowick is within $250 of Wickliffe on average sale price but about 5% cheaper per square foot — the same money buys slightly more house there. It also has a tighter supply picture, with 28 pending against 18 active.

Euclid, across the county line, is the affordability step down at 31% less per square foot and with four times the inventory. Willoughby is the step up at 11% more per foot.

Frequently Asked Questions

What is the average home price in Wickliffe, Ohio?

Recent closed sales in the Wickliffe market area averaged $216,839, or about $146 per square foot on an average of 1,609 finished square feet. That is roughly $68,000 below the Ohio statewide median of $285,000.

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

At the $216,839 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 $1,114 per month on a $173,471 loan. Lake County property taxes and homeowners insurance are additional.

Do homes in Wickliffe sell for asking price?

Almost precisely. Across 86 recent closings the average list price was $216,390 and the average sale price $216,839 — a difference of $449, or two-tenths of one percent. Active listings are also asking $146 per square foot, exactly what recent sales have been paying.

Is Wickliffe a buyer or a seller market right now?

Essentially balanced, tilted very slightly toward sellers on supply. There are 18 active listings against 19 under contract — a ratio of 0.95, meaning marginally more homes are committed than available — with sales landing right at asking price.

What kind of homes are going under contract in Wickliffe right now?

Noticeably less expensive ones. Homes currently under contract were listed at an average of $186,281 and about $128 per square foot, against $216,839 and $146 on recent closings. Buyers are currently working through the lower end of this market while the higher-priced inventory waits.

How long do homes take to sell in Wickliffe?

Recent closings averaged 64 days from list to contract. Homes currently for sale have been listed 50 days and pending sales 52 days — both shorter than the closings, which suggests the pace has picked up slightly.

How does Wickliffe compare to Willowick and Eastlake?

The three are close on both measures. Wickliffe closes at $146 per square foot against $139 in Willowick and $149 in Eastlake, with average sale prices of $216,839, $217,084, and $225,639. Wickliffe and Willowick are within $250 of each other on average sale price, though Willowick is about 5% cheaper per foot.

Is Wickliffe a good place to buy a first home?

The monthly figure of roughly $1,114 in principal and interest is within reach for many first-time buyers, and 86 recent closings show a liquid market with genuine comparable sales. The constraints are selection — eighteen listings citywide — and the age of the housing stock, which makes a thorough inspection essential. Verify Lake County taxes for any specific address before budgeting.

Get a Personalized Wickliffe Market Analysis

Wickliffe is a market where the published numbers are unusually reliable — which means the deciding factors are the ones a citywide figure cannot capture: your specific street, the condition of the mechanical systems, and how your home compares to the seventeen others available.

If you are selling, I will price your home where this market has actually been clearing and tell you honestly how it stacks up. If you are buying, I can tell you which of the eighteen listings are worth your time and what an inspection is likely to turn up on a home of that age.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Wickliffe

no comments yet

Sept. 2, 2026

Amherst Ohio Real Estate Market Report – August 2026

Amherst Ohio Real Estate Market Report August 2026

Four numbers describe the Amherst market. Active listings are asking $318,339. Homes under contract were listed at $322,425. Homes that recently sold were listed at $318,390 and closed at $316,564. Every one of those figures sits within about $6,000 of the others. Amherst may be the most consistently priced market in this entire report series — and with 27 homes available against 26 under contract, one of the most evenly balanced.

Amherst Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
27	26	101	$316,564
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$318,339	$157	99.4%	53 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.3	2.4	2,147 sq ft	$1,626

Source: Amherst, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 69 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

A Market With No Gap Between Asking and Paying

In most of the markets covered in this series, asking prices and sale prices tell different stories — sometimes 15% or more apart on a per-square-foot basis. Amherst has essentially no gap at all:

Active listings — $318,339 average, $151 per square foot
Under contract — $322,425 average list, $151 per square foot
Recently closed — $318,390 average list, sold at $316,564, $157 per square foot

What that means practically is that an Amherst list price is a reliable indicator of value. You do not need to mentally discount it before it becomes useful, and you do not need to add a premium either. The sign says roughly what the house is worth.

It also means there is very little slack in this market. A home priced 10% above its comparables is not opening a negotiation — it is standing apart from twenty-six other listings that are all priced sensibly, in a market where buyers have real alternatives.

Twenty-Seven Available, Twenty-Six Committed

An active-to-pending ratio of 1.04 is about as balanced as this data gets. Neither buyers nor sellers hold structural leverage in Amherst right now.

The closing data agrees. Sales landed at 99.4% of list — about $1,826 below asking. Not a discount, not a premium. A market meeting in the middle.

One number worth watching: active listings and pending sales have both averaged 53 days on market, while recent closings took 69 days to reach a contract. The more current segments are moving faster than the closed ones did, which points to a market picking up slightly rather than easing.

The Lorain County Price Ladder

Amherst sits in the middle of Lorain County on price per square foot, and the ladder is unusually clear:

Avon — $590,546 sale, $188/sq ft
Avon Lake — $459,987 sale, $187/sq ft
Vermilion — $422,432 sale, $185/sq ft
North Ridgeville — $370,868 sale, $170/sq ft
Amherst — $316,564 sale, $157/sq ft
Oberlin — $294,335 sale, $157/sq ft
Sheffield Lake — $243,281 sale, $152/sq ft
Elyria — $213,679 sale, $135/sq ft
Lorain — $201,836 sale, $117/sq ft

Amherst offers the county’s lakeshore-corridor location and school district at 16% less per square foot than North Ridgeville and 17% less than Vermilion. Going the other way, Elyria is 14% cheaper per foot and Lorain 25% cheaper, on smaller homes.

Oberlin is priced identically per foot at $157, which makes it the direct alternative for a buyer weighing the two — the difference in average sale price is entirely house size.

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 $253,251 loan that is roughly $1,626 a month in principal and interest, with the move from 7.00% to 6.65% worth about $60 a month.

Amherst Market Breakdown by Property Type

Featured Amherst Neighborhoods

Amherst runs from its historic downtown out through newer subdivisions, and pricing varies between them:

Aikens Add · Amherst City · Amherst Meadows · Amherst Mobile Home Park · Amherst Village · Apple Orchard Estates · Arlington Acres · Aschenbach Add · Aschenbach Heights · Axtell Homestead · Bakers Dozen Acres · Braeburn Estates · Connecticut Western Reserve · Cooper Foster Estates · Cooper Foster Park Estates · Coopers Run · Copper Creek · Crestview Acres · Eagle Ridge Landing · English Lakes Condos

What This Means If You Are Buying

Shop on the house, not the market. With asking and sale prices this closely aligned and supply evenly balanced, there is no market-timing edge to chase here. Pick the property that suits you.

Trust the list prices. A listing meaningfully above $170 per square foot in Amherst is asking for a premium the recent data does not support, and one well below $135 usually has a reason worth finding.

Expect roughly list price. The average buyer got 0.6% off. Neither a bidding war nor a bargain is the norm.

Compare Oberlin honestly. Identical per-foot pricing at $157 makes it a genuine alternative, though with far less inventory — 15 active listings against Amherst’s 27.

What This Means If You Are Selling

Your competition prices accurately, which cuts both ways. Buyers here take asking prices seriously, so a well-priced home gets genuine attention. But an overpriced listing has nowhere to hide among twenty-six sensibly priced ones, and with the market balanced there is no competitive pressure to lift it.

Price at the market, expect to give back about half a percent at the table, and plan on roughly two months to a contract — possibly less, given that the current active and pending inventory is moving at 53 days against the 69 the closed homes took.

Presentation matters when buyers have twenty-six alternatives and no urgency.

How Amherst Compares Nearby

Avon Lake — $459,987 average sale, 27 active, 20 pending, $187/sq ft
Vermilion — $422,432 average sale, 32 active, 31 pending, $185/sq ft
North Ridgeville — $370,868 average sale, 40 active, 70 pending, $170/sq ft
Amherst — $316,564 average sale, 27 active, 26 pending, $157/sq ft
Oberlin — $294,335 average sale, 15 active, 6 pending, $157/sq ft
Sheffield Lake — $243,281 average sale, 12 active, 17 pending, $152/sq ft
Elyria — $213,679 average sale, 83 active, 71 pending, $135/sq ft

North Ridgeville is the closest step up and the sharpest contrast in supply — 40 active listings against 70 under contract, a far tighter market than Amherst’s even balance, at 8% more per square foot.

Sheffield Lake is the closest step down at 3% less per foot on notably smaller homes.

Frequently Asked Questions

What is the average home price in Amherst, Ohio?

Recent closed sales in the Amherst market area averaged $316,564, or about $157 per square foot on an average of 2,147 finished square feet. That is roughly $32,000 above the Ohio statewide median of $285,000.

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

At the $316,564 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 $1,626 per month on a $253,251 loan. Lorain County property taxes and homeowners insurance are additional.

Are asking prices in Amherst realistic?

Unusually so — this may be the most consistently priced market in the series. Active listings average $318,339, homes under contract were listed at $322,425, and homes that recently sold were listed at $318,390 and closed at $316,564. All four figures fall within about $6,000 of one another.

Do homes in Amherst sell for asking price?

Almost exactly. The average sale closed at 99.4% of list — about $1,826 below asking. Buyers are getting a small trim rather than a discount, and sellers are not being bid up.

Is Amherst a buyer or a seller market right now?

As close to balanced as markets get. There are 27 active listings against 26 under contract — a ratio of 1.04 — with 101 recent closings and sales landing within a percent of list. Neither side holds an advantage.

How long do homes take to sell in Amherst?

Recent closings averaged 69 days from list to contract. Active listings and pending sales have both averaged 53 days — identical to one another, and shorter than the closings, which suggests the current pace is running slightly ahead of what the closed data shows.

How does Amherst compare to Elyria and Lorain?

Amherst is meaningfully more expensive per square foot: $157 against $135 in Elyria and $117 in Lorain — premiums of 16% and 34% respectively. It also sells larger homes, averaging 2,147 square feet against 1,623 in Elyria and 1,829 in Lorain, so the total price gap is wider still.

Is Amherst a good place to buy right now?

For a buyer who values predictability, the case is strong. Asking prices track sale prices closely, the market is balanced, and the pace is steady at roughly two months. There is no bidding-war dynamic to overcome and no meaningful discount to chase — you can shop on the merits of the house rather than on market timing.

Get a Personalized Amherst Market Analysis

Amherst is a market where the published averages are unusually trustworthy — which means the remaining variables are the ones that decide outcomes: your street, your home’s condition, and how it compares to the twenty-six others competing with it.

If you are selling, I will price your home where the market has actually been clearing and tell you honestly how it stacks up against the current competition. If you are buying, I can run the Lorain County per-foot comparison with you so you know exactly what your money buys in each community rather than guessing at it.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Amherst

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Sept. 2, 2026

How Long Does Foreclosure Stay on Your Credit Report?

Illustration of a seven-year timeline running from a missed mortgage payment to a foreclosure entry dropping off a credit report

Seven years. A foreclosure stays on your credit report for seven years, and the clock generally starts at the first mortgage payment you missed and never made up — not at the sheriff's sale. That limit comes from the federal Fair Credit Reporting Act (15 U.S.C. §1681c), which bars the credit bureaus from reporting most adverse information older than seven years. It is federal law, so it works the same in Franklin County as it does in Florida. Ohio law controls the foreclosure process itself; it has nothing to say about how long the credit bureaus may talk about it afterward.

Where the clock starts is the part that changes the math. Because the seven years run from the delinquency rather than the sale, an Ohio foreclosure that took fourteen months from filing to sheriff's sale falls off your report a little under six years after the sale, not seven. One wrinkle cuts the other way: for an account charged to profit and loss or placed for collection, §1681c(c)(1) lets the seven-year window begin at the end of a 180-day period following that first delinquency, so the true outside limit is closer to seven and a half years from the missed payment. The CFPB describes the rule more loosely as seven years from the date of the foreclosure, which is why you will see both answers online. Read the date of first delinquency on your own report and count from there.

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

The credit damage is done month by month, not all at once at the auction, so the sooner the missed payments stop the less there is to age off. No obligation, no fee, and we will tell you honestly if listing would net you more. Get a cash offer on your Ohio home.

Where the seven-year clock actually starts

Pull a free report from each bureau and find the mortgage tradeline. It carries a field usually labeled date of first delinquency, and that date — not the filing date, not the judgment, not the sale — is what the removal deadline is measured against. If you missed your first payment in March 2024 and never caught up, the entry is scheduled to come off in the spring of 2031 regardless of whether the sheriff's sale happened in 2025 or dragged into 2027.

That is also why a long foreclosure is not automatically worse for your credit than a fast one. It is worse for your nerves and it adds more monthly late marks along the way, but it does not push the removal date back. The one thing that does move the date is a new delinquency on a different account, which starts its own seven-year clock.

What actually appears on the report, and what does not

Three things get reported by the lender or servicer: the string of 30, 60, 90 and 120-day late payments leading up to the case, the status of the mortgage account itself once it closes, and the balance. The foreclosure is recorded as the way that account ended. It is one line on a report, not the headline banner people imagine.

What is no longer on the report is the court file. Since July 2017 the nationwide credit reporting companies stopped including civil judgments, and by April 2018 they had removed tax liens as well — bankruptcy is now the only public record they carry, and it stays ten years under §1681c(a)(1). The Ohio foreclosure case itself still lives on the county clerk of courts website, permanently and searchable by name, long after the credit entry is gone. Those are two different exposures with two different lifespans.

Does an Ohio deficiency judgment show up on your credit report?

Not as a judgment, for the reason above. If the sale does not cover what you owed and the lender takes a deficiency judgment against you, that judgment will not appear on your credit file the way it would have a decade ago. It is still fully enforceable, and it can still reach your wages and bank accounts through collection.

Ohio limits it in a narrower way than most people are told. Under ORC 2329.08, the two-year limitation on enforcing a residential deficiency applies to one- and two-family dwellings. That qualifier matters: it is not a blanket rule covering every property you might own, and a triplex or an investment property is a different conversation with a lawyer.

How far will my score actually drop?

There is no fixed number, and anyone quoting you an exact point drop is guessing. Scores are calculated from your whole file, so the same foreclosure lands differently on someone with one late payment in a decade than it does on someone already several accounts behind. As a rule the higher and cleaner your score was going in, the further it has to fall.

What is predictable is the shape of the recovery. Scoring models weight recent behavior heavily, so the drag eases well before the seven years are up. The people who recover fastest are the ones whose other accounts — a card, a car payment — stayed current straight through the foreclosure, because those tradelines are what the model has to work with afterward.

When can you get another mortgage after an Ohio foreclosure?

This is the question underneath the question, and it runs on a separate clock from credit reporting. For conventional financing, Fannie Mae's Selling Guide (B3-5.3-07) sets a seven-year waiting period after a completed foreclosure, reduced to three years with documented extenuating circumstances, and in that case capped at 90% loan-to-value for a principal residence purchase until the full seven years pass.

The same guide treats a deed-in-lieu, a preforeclosure (short) sale, or a charge-off as four years, or two with extenuating circumstances. Government-backed loans are more forgiving than conventional; FHA and VA set their own, shorter seasoning in HUD Handbook 4000.1 and VA Pamphlet 26-7, and those rules get revised, so have a lender quote you the current version rather than a blog. The three-year spread between a foreclosure and a deed-in-lieu is the most concrete reason to resolve the situation before the sale.

Does selling before the foreclosure finishes change what gets reported?

Yes, and this is the leverage most homeowners still have. Late payments already reported stay on your file for their own seven years; you cannot undo those. But if you sell and the loan is paid in full before the case completes, the account closes as paid rather than foreclosed — there is no foreclosure notation, and no seven-year mortgage waiting period attached to one. You are left with a run of late payments, which is a materially different file to rebuild from.

Under ORC 2329.33 the window for that stays open longer than people assume: an Ohio 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 funded before confirmation can still pay the loan off. It is tight, it depends on the numbers, and it is worth asking about the day you decide to stop fighting the case.

Can you get a foreclosure removed from your report early?

Only if it is wrong. The FCRA gives you the right to dispute inaccurate information with the bureau and the furnisher, and they must investigate. Errors in this category are common enough to be worth checking: a foreclosure reported on a loan that was actually settled, a wrong date of first delinquency that adds a year to the clock, or the same debt appearing twice after being sold to a collector.

What no one can do is remove accurate information before its seven years are up. A company promising to delete a real foreclosure is selling you the dispute letter you can send yourself for free. If the reported date is wrong, dispute the date — that single correction is often worth more than anything else on the list.

What to do while the seven years run out

Keep something reporting positively. A secured card or a small installment loan paid on time every month gives the scoring model recent good behavior to weigh against an aging bad event, and that is the entire mechanism of recovery. Keep old accounts open if they are not costing you anything.

Then check the report annually and watch the removal date. Entries occasionally fail to age off on schedule, and the fix is a dispute, not a wait. If the house is still yours and the case is still open, the decision that changes the most is the one about the house — whether to keep paying to fight for it, or sell it, clear the loan, and start the seven years from a shorter list of damage.

Frequently Asked Questions

Does a foreclosure fall off exactly seven years after the sheriff's sale?

Usually it falls off sooner than that. The seven-year window in the Fair Credit Reporting Act runs from the delinquency that led to the foreclosure, not from the sale date. If your Ohio case took a year to reach the sheriff, the entry disappears about six years after the sale. Pull your report and check the reported date of first delinquency.

Can I buy a house before the foreclosure comes off my credit report?

Yes. Waiting periods and credit reporting are two separate clocks. Fannie Mae's Selling Guide sets seven years after a foreclosure, or three with documented extenuating circumstances and a 90% loan-to-value cap on a principal residence. FHA and VA financing generally becomes available sooner than conventional. Ask a lender to quote you today's rule.

Will paying the deficiency remove the foreclosure from my credit report?

No. Paying a debt does not erase an accurate record of how it was paid, and the foreclosure notation still ages off on its own seven-year schedule. Paying can be worth doing for other reasons, and any account it clears should then report a zero balance, but it does not shorten the reporting period.

Does a deed in lieu of foreclosure look better on your credit report than a foreclosure?

For scoring purposes both are serious derogatory events and neither is invisible. The difference shows up at the mortgage desk: Fannie Mae's Selling Guide requires four years after a deed-in-lieu or preforeclosure sale, against seven after a completed foreclosure. That gap of three years is the real argument for resolving it before the sale.

How long does a foreclosure hurt your credit score?

The entry stays seven years, but its weight fades long before that. Scoring models read recency, so a foreclosure three years old with clean payments behind it carries far less drag than one from last spring. Most people see meaningful score recovery in two to four years of steady, on-time payments.

Bedford Ohio Real Estate Market Report – August 2026

Bedford Ohio Real Estate Market Report August 2026

Bedford and Bedford Heights share a name, a border, and very little else in the housing data. Bedford closes at $113 per square foot; Bedford Heights at $134. That is a 19% difference for crossing a municipal line. With 73 recent closings at an average of $171,826 and principal and interest of about $882 a month, Bedford is one of the more accessible entry points in Cuyahoga County — and one that a lot of buyers never separate from its neighbour.

Bedford Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
16	14	73	$171,826
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$187,725	$113	100.7%	43 (active)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.0	1.9	1,685 sq ft	$882

Source: Bedford, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 73 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

The Bedford / Bedford Heights Line

Two adjacent cities sharing a name is a recipe for buyers treating them as interchangeable. The data says they are not:

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

The $49,700 difference in average sale price is not primarily a size difference — the homes are within 80 square feet of each other. It is a 19% difference in what a square foot is worth.

Neither number is the “right” one; they reflect different housing stock, different streets, and different school districts. But if you are shopping this corner of the county and have been searching “Bedford” generically, you have been looking at two markets with a meaningful price gap between them. Worth being deliberate about which one you actually want.

Eight Hundred Eighty-Two Dollars a Month

At the $171,826 average closing price with 20% down, principal and interest come to about $882 a month on a $137,461 loan — for a three-bedroom home averaging 1,685 finished square feet, twenty minutes from downtown Cleveland with I-271 and I-480 both close by.

Two caveats belong immediately alongside that. Cuyahoga County property taxes and homeowners insurance are a large proportion of the total monthly cost at this price level and vary by parcel, so get the real figures for a specific address rather than estimating from the sale price.

And at $113 per square foot you are buying older housing stock. The roof, furnace, electrical service, and foundation determine whether an affordable house is genuinely affordable, and the inspection is where that gets settled. Budget for it, and for what it finds.

Fresh Inventory, Slower Pendings

Three days-on-market figures that do not line up in the usual way:

Active listings — 43 days on market
Recently closed — 73 days from list to contract
Under contract now — 108 days to reach a contract

The active inventory being the freshest is a healthy sign — it means homes are being absorbed rather than accumulating. But the pendings having taken 108 days, against 73 for the homes that already closed, points to something specific.

The likely explanation is size. Homes currently under contract average 2,065 finished square feet against 1,685 for the closed ones. Bedford’s larger properties have a smaller buyer pool and take considerably longer to place, while the typical mid-size home moves at the ordinary pace.

If you own a larger Bedford home, that is a timeline to plan around. If you are buying one, it is where your negotiating leverage is.

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 $137,461 loan that is roughly $882 a month in principal and interest; the difference between 7.00% and 6.65% is about $32 a month here.

Bedford Market Breakdown by Property Type

Featured Bedford Neighborhoods

Bedford runs from its historic square out through established allotments, and pricing shifts between them:

Bayberry Lane · Bed Heights · Bedford Acreage · Bedford City · Bedford Colony Club Apts · Bedford Dales · Bedford Farm Homes · Bedford Park Estates · Bedford Ridge Estates · Bedford Village · Bentbrook Estates · Berkshire Heights · Berkshire Hts · Cape Code Estates · Clearview Heights · Clv Heights · Cranwood Resub · Elworthy Helwick · Glendale Park · Grand Park

What This Means If You Are Buying

Know which Bedford you are searching. Bedford and Bedford Heights are 19% apart per square foot. Decide which you want rather than letting a generic search decide for you.

Inspect thoroughly. At $113 per square foot in older housing stock, the mechanical systems determine your real cost. This is where the money that matters gets spent or saved.

Look at the larger homes. With pendings averaging 108 days and 2,065 square feet, Bedford’s bigger properties are taking a long time to place. That is where a buyer has leverage in this market.

Get the actual tax figure. At this price point, Cuyahoga County taxes materially change the monthly picture and are not uniform across the city.

What This Means If You Are Selling

The market is landing just above asking and inventory is turning over — sixteen competing listings citywide with fresh average days on market. For a mid-size home priced at the market, expect roughly ten weeks to a contract.

If your home is at the larger end, plan differently. The pending data says those are taking closer to fifteen weeks. Pricing to the comparable sales for homes of your size, rather than to the citywide average, is what shortens that.

Condition carries weight at this price point, where buyers are budgeting for repairs. Documented recent mechanical work is worth real money at the negotiating table. Confirm Cuyahoga County point-of-sale inspection requirements before listing rather than during escrow.

How Bedford Compares Nearby

Bedford Heights — $221,558 average sale, 13 active, 12 pending, $134/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
Garfield Heights — $148,186 average sale, 63 active, 35 pending, $95/sq ft
Maple Heights — $139,984 average sale, 39 active, 23 pending, $97/sq ft
Macedonia — $370,837 average sale, 11 active, 18 pending, $176/sq ft

Bedford sits in the middle of this group on both measures — above Garfield Heights, Maple Heights, and Warrensville Heights at $95–$98 per foot, and below Bedford Heights at $134.

Garfield Heights is where a buyer will find substantially more selection at this price band — 63 active listings against Bedford’s 16, at 16% less per square foot.

Frequently Asked Questions

What is the average home price in Bedford, Ohio?

Recent closed sales in the Bedford market area averaged $171,826, or about $113 per square foot on an average of 1,685 finished square feet. That is roughly 40% below the Ohio statewide median of $285,000.

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

At the $171,826 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 $882 per month on a $137,461 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 and Bedford Heights?

They are separate cities and they price quite differently. Bedford closes at about $113 per square foot and Bedford Heights at $134 — a 19% difference per foot — with average sale prices of $171,826 and $221,558. Bedford Heights sells somewhat larger homes, but most of the gap is in what a square foot is worth rather than in how many of them you get.

Are homes in Bedford selling above asking price?

Slightly. The average sale closed at 100.7% of list — about $1,181 over asking, on an average list price of $170,645.

Is Bedford a buyer or a seller market right now?

Close to balanced. There are 16 active listings against 14 under contract — a ratio of 1.14 — with 73 recent closings and sales landing marginally above asking. Neither side has a decisive advantage.

Why are homes under contract taking so much longer than homes that closed?

Recent closings took 73 days to reach a contract; homes currently under contract took 108 days. Those pendings are also notably larger — 2,065 finished square feet against 1,685 for the closed homes. The likely explanation is that Bedford’s larger properties have a smaller buyer pool and take longer to place, while the typical mid-size home moves at the ordinary pace.

How long do homes take to sell in Bedford?

Recent closings averaged 73 days from list to contract. The homes currently for sale, though, have only been listed 43 days on average — the freshest of the three segments, which indicates inventory is being absorbed rather than accumulating.

Is Bedford a good market for first-time buyers?

The monthly figure of about $882 in principal and interest is genuinely accessible, and 73 recent closings show a market that transacts. Two things to plan for: Cuyahoga County property taxes are a substantial addition at this price point and vary by parcel, and at $113 per square foot the housing stock is older — the inspection determines what the house actually costs. Confirm point-of-sale inspection requirements for any address early.

Get a Personalized Bedford Market Analysis

At $113 per square foot, the difference between a good purchase and an expensive one in Bedford is rarely the price — it is the roof, the furnace, and the wiring. And with only sixteen listings, knowing which of them are worth pursuing saves more time than any amount of browsing.

If you are buying, I can tell you what to look hard at on a specific property and where the negotiating room genuinely sits — particularly at the larger end of this market. If you are selling, I will price your home against homes of its actual size rather than the citywide average, and give you a realistic timeline for that segment.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Bedford

no comments yet

Sept. 1, 2026

Bexley Ohio Real Estate Market Report – August 2026

Bexley Ohio Real Estate Market Report August 2026

Bexley posts the highest average sale price of any market in this series — $930,203 — and it also reaches contract faster than almost any of them, in 40 days. Expensive markets normally move slowly, because the pool of buyers who can transact at that level is small. Bexley is beating markets at a third of its price on speed. With only ten homes for sale, the reason is not hard to find.

Bexley Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
10	6	27	$930,203
Avg List Price (Sold)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$926,599	$287	100.4%	40 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.9	3.5	2,968 sq ft	$4,777

Source: Bexley, Ohio Real Estate Market Report, Columbus MLS data as of August 2026. Monthly payment assumes 20% down at 6.65%, principal and interest only. Twenty-seven recent closings is a modest sample — see the note below.

Expensive and Fast at the Same Time

The usual relationship between price and pace is straightforward: the more a home costs, the fewer people can buy it, and the longer it takes to find the one who will. Compare the upper-tier markets in this series:

Bexley — $930,203 average sale, 40 days to contract
Upper Arlington — $840,681, 78 days
Pepper Pike — $1,009,258, 88 days
New Albany — $718,107, 58 days
Beachwood — $668,827, 68 days

Bexley is roughly twice as fast as Upper Arlington and Pepper Pike. That is not what a thin buyer pool looks like — it is what a thin seller pool looks like. Ten active listings in a city of 13,114 means the demand that exists has almost nothing to choose from.

Sales are closing at 100.4% of list, about $3,604 over asking. Not a bidding-war premium, but at a $930,000 average, sellers getting their number in under six weeks is a strong result.

A Note on Sample Size

Twenty-seven recent closings is a modest sample, and it is worth stating plainly. In a set that size, a handful of transactions at either end move the average noticeably.

What lends confidence here is the internal consistency. Every one of the sold, pending, and active records carries a square-footage figure — no gaps — and the implied per-foot arithmetic matches the reported figure across all three segments. There is no distorted record pulling the numbers around, which is not something that can be said of every market in this month’s reports.

Still, for valuing a specific Bexley property, the individual comparable sales on the relevant streets will tell you far more than a citywide average built on twenty-seven transactions.

Bexley and Upper Arlington Lead on Different Measures

Central Ohio’s two premium markets each take one of the two headline titles:

Bexley — higher average sale price at $930,203, on 2,968 sq ft, at $287 per square foot
Upper Arlington — higher price per square foot at $296, on 2,700 sq ft, at $840,681

Bexley sells the larger homes; Upper Arlington commands slightly more for each square foot of them. The gap between the two is about 3% per foot — close enough that for most practical purposes they should be considered a tier rather than a ranking.

Where they genuinely differ is pace and inventory. Upper Arlington has 27 active listings against Bexley’s 10, and takes nearly twice as long to reach a contract. A buyer with a firm timeline will find more to work with there.

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. Bexley closes at about 2.7 times the metro median.

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. Ten listings against twenty-seven recent closings is a small fraction of that.

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 $744,162 loan that is roughly $4,777 a month in principal and interest, and the move from 7.00% to 6.65% is worth about $175 a month — the largest dollar impact of any market in this series, simply because the loans are the largest.

Bexley Market Breakdown by Property Type

Featured Bexley Neighborhoods

Bexley is compact and fully developed, and pricing varies noticeably between its streets:

Beacon Hill · Bexley Beverly Park · Bexley East · Bexley Gateway · Bexley Highlands · Bexley Park · Bexley Plaza · Bexley Woods · Bishop Square Bexley · Bullitt Park · Central Bexley · Livingston Heights · Mayfield Place · North Bexley · One Dawson · One Dawson Place · Ruhl Place · Sessions Village · Stanbery Place

What This Means If You Are Buying

Ten listings is a watch, not a search. You are waiting for the right home to appear. Instant notification and same-week viewing are not refinements here; they are the entire strategy.

Move faster than the price point suggests. A 40-day cycle at $930,000 means Bexley does not behave like other markets at its level. Do not assume you have the deliberation time that a luxury purchase usually allows.

Be prepared before you look. Full underwriting approval and clarity on your maximum are what make an offer credible in a market with this little supply.

Consider Upper Arlington in parallel. It is priced within 3% per square foot, has nearly three times the inventory, and moves at half the speed — which is a genuine advantage for a buyer who needs time to decide.

What This Means If You Are Selling

Conditions are as favorable as they get for a market at this price. Nine other homes compete with you citywide, buyers are paying slightly above asking, and homes are reaching contract in under six weeks.

Price to draw the buyers who are already looking rather than to capture a premium in advance — the 100.4% figure comes from correctly priced homes finding motivated buyers quickly, not from bidding wars. A number well beyond the comparables will stall even here, and with ten listings citywide a stalled home is highly visible.

Given the speed, be genuinely ready before you list: photography, showing availability, and a plan for where you are going. Sellers in this market are more often caught out by a fast contract than a slow one.

How Bexley Compares Nearby

Bexley — $930,203 average sale, 10 active, 6 pending, $287/sq ft, 40 days
Upper Arlington — $840,681 average sale, 27 active, 11 pending, $296/sq ft
New Albany — $718,107 average sale, 73 active, 49 pending, $229/sq ft
Powell — $580,198 average sale, 152 active, 96 pending, $216/sq ft
Dublin — $552,328 average sale, 162 active, 105 pending, $213/sq ft
Worthington — $503,205 average sale, 28 active, 21 pending, $252/sq ft

The inventory column tells the structural story. Dublin has 162 active listings, Powell 152, New Albany 73 — all suburbs with land still available to build on. Bexley has ten. It is a fully built-out municipality bordering the city of Columbus, and that constraint is most of what the per-foot premium represents.

Worthington is the closest analogue in character — another compact, built-out, historically distinct municipality with high per-foot pricing and thin inventory — at about 12% less per square foot.

Frequently Asked Questions

What is the average home price in Bexley, Ohio?

Recent closed sales in the Bexley market area averaged $930,203, or about $287 per square foot on an average of 2,968 finished square feet. That is the highest average sale price of any market covered in this series — roughly 3.3 times the Ohio statewide median and about 2.7 times the Columbus metro median.

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

At the $930,203 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 $4,777 per month on a $744,162 loan. Franklin County property taxes and homeowners insurance are substantial additions at this price level.

How fast do homes sell in Bexley?

Remarkably fast for the price point. Recent closings averaged 40 days from list to contract — against 78 days in Upper Arlington, 68 in Beachwood, and 88 in Pepper Pike. Bexley is the most expensive market in this series and among the quickest to transact.

How many homes are for sale in Bexley?

Ten. Against 6 under contract and 27 recent closings, that is a very thin standing inventory. Bexley is a small, fully built-out municipality with essentially no capacity to add housing, so the stock turns over rather than expands.

Do homes in Bexley sell for asking price?

Essentially. The average sale closed at 100.4% of list — about $3,604 over asking, on an average list price of $926,599. At this price point that is a market landing squarely on its number.

Is Bexley a buyer or a seller market right now?

The pace and pricing favor sellers — 40 days to contract and closings slightly above asking. The raw active-to-pending ratio of 1.67 looks buyer-friendly, but with only ten listings and six pendings the sample is small enough that the ratio should not be over-interpreted.

Why is Bexley so expensive?

It is a compact, fully built-out city of 13,114 immediately east of downtown Columbus, with its own school district, Capital University, the Ohio Governor’s Residence, and a housing stock of large early-twentieth-century homes on established streets. Nothing about that combination can be replicated by building elsewhere, and at ten active listings the supply constraint is structural rather than cyclical.

How does Bexley compare to Upper Arlington?

They are the two premium Central Ohio markets and they lead on different measures. Bexley has the higher average sale price — $930,203 against $840,681 — while Upper Arlington has the higher price per square foot at $296 against $287. Upper Arlington sells somewhat smaller homes on average and takes nearly twice as long to reach a contract.

Get a Personalized Bexley Market Analysis

With ten homes on the market and twenty-seven recent closings, no citywide figure will tell you what a specific Bexley property is worth. Street, lot, vintage, and the extent of renovation matter more here than in almost any market in Central Ohio.

If you are selling, I will value your home against the handful of properties that genuinely compare to it and position it for the speed this market actually moves at. If you are buying, I can get you notified the day a Bexley home lists — which in a ten-listing, forty-day market is most of what determines whether you get one.

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

Sources: Columbus MLS via the Bexley 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. Figures are averages for the Bexley market area as reported by the MLS, drawn from 27 recent closings, and are not a substitute for a professional valuation.

Christopher Lotte, Realtor

Posted in Market Updates, OH-Bexley

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Sept. 1, 2026

Marietta Ohio Real Estate Market Report – August 2026

Marietta Ohio Real Estate Market Report August 2026

Homes in Marietta take an average of 118 days to go from listing to contract — the slowest pace of any market covered in this series. The average buyer negotiated $9,652 off the asking price. There are 55 homes for sale against 33 under contract. If you are buying here, patience is the asset. If you are selling, it is the requirement.

Marietta Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
55	33	113	$255,121
Avg List Price (Sold)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Avg Days on Market
$264,773	$130	96.4%	118 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.2	2.2	1,978 sq ft	$1,310

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

One Hundred Eighteen Days

Nearly four months from listing to contract. Homes currently under contract took 100 days to get there, and the ones still available have been out 80 days.

This is not a sign of a market in trouble — 113 homes have closed recently, which is real volume. It is a market that simply operates on a different clock than the Cleveland and Columbus suburbs do. The buyer pool for any given property in the mid-Ohio Valley is smaller, so matching a house to its buyer takes longer.

The direct consequence is negotiating leverage. When a home has been listed for three months, a seller’s position on price is different from what it was in week two, and the data shows buyers acting on that: sales are closing at 96.4% of list, an average of $9,652 below asking.

That is one of the largest average dollar discounts in this entire series. In most Ohio markets right now an under-asking offer is a decision not to buy the house. In Marietta it is the normal way transactions get done.

The Regional Market, Not a Local One

One hundred thirteen recent closings in a city of 13,203 is substantial, and the comparison with the surrounding area makes the point:

Marietta — 113 closings, 55 active listings
Belpre — 53 closings, 22 active
McConnelsville — 30 closings, 29 active
Caldwell — 29 closings, 8 active
Barnesville — 26 closings, 8 active

Marietta closes more homes than Belpre, McConnelsville, Caldwell, and Barnesville combined. As the Washington County seat, the home of Marietta College, and the commercial center of the mid-Ohio Valley, it functions as the region’s primary housing market rather than as a satellite of a larger one.

That matters for anyone transacting here. Volume means comparable sales genuinely exist, valuations rest on real evidence rather than three transactions from last spring, and an exit is available if you need one. Small markets frequently lack all three.

Priced in the Middle of Its Region

At $130 per square foot, Marietta sits mid-range for southeastern Ohio:

Coshocton — $142 per square foot
McConnelsville — $139
Cambridge — $138
Marietta — $130
Caldwell — $130
Belpre — $126
Barnesville — $113

Its higher average sale price relative to most of that list is a size effect — Marietta sales average 1,978 finished square feet against 1,622 in McConnelsville and 1,656 in Caldwell — not a premium on what a square foot is worth.

Belpre, immediately downriver, is the closest alternative at 3% less per foot with a similar pace.

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 $204,097 loan that is roughly $1,310 a month in principal and interest.

Rates are not the binding factor in this market. Absorption is — and a rate move of a quarter point will not change a 118-day sales cycle.

Marietta Market Breakdown by Property Type

What This Means If You Are Buying

Negotiate, and expect it to work. The average buyer got $9,652 off. Asking for a meaningful reduction is standard practice here, not an aggressive tactic.

Ask how long each listing has been out. With an 80-day average on active inventory, some listings are well past the point where a seller is still holding firm. That is where the room is.

Use the time properly. Fifty-five listings and a four-month cycle mean you can see everything worth seeing and compare carefully. Very few Ohio buyers get that.

Think about resale before you buy. If there is any chance you will need to sell within a few years, factor in that the exit here takes roughly four months and typically settles below asking. That is a real cost, and it belongs in the calculation.

What This Means If You Are Selling

Plan realistically on both price and timeline. Fifty-four other homes are competing with you, buyers are negotiating about 3.6% under asking, and reaching a contract takes roughly four months on average.

Pricing correctly at the outset matters more here than almost anywhere in Ohio, because there is no competitive pressure to rescue an aggressive number. An overpriced Marietta listing does not get bid down — it sits, and then needs the reduction anyway with a season of market time already spent.

Anchor at the $130 per square foot benchmark, adjust honestly for condition and location, and invest in presentation. With this much competing inventory and buyers under no time pressure, the home that shows best is the one that gets seen.

How Marietta Compares Nearby

Marietta — $255,121 average sale, 55 active, 33 pending, $130/sq ft, 118 days
Cambridge — $238,919 average sale, 51 active, 38 pending, $138/sq ft
Belpre — $228,956 average sale, 22 active, 13 pending, $126/sq ft
Caldwell — $215,306 average sale, 8 active, 10 pending, $130/sq ft
Barnesville — $211,000 average sale, 8 active, 5 pending, $113/sq ft
Coshocton — $193,249 average sale, 69 active, 24 pending, $142/sq ft
McConnelsville — $189,592 average sale, 29 active, 11 pending, $139/sq ft

Cambridge is the closest peer on scale, with a similar inventory depth and pace at 6% more per square foot. Coshocton is the interesting outlier — the lowest average sale price in the group but the highest price per square foot, because it sells much smaller homes.

Frequently Asked Questions

What is the average home price in Marietta, Ohio?

Recent closed sales in the Marietta market area averaged $255,121, or about $130 per square foot on an average of 1,978 finished square feet. That is roughly $30,000 below the Ohio statewide median of $285,000.

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

At the $255,121 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 $1,310 per month on a $204,097 loan. Washington County property taxes and homeowners insurance are additional.

How much can you negotiate off asking price in Marietta?

More than in most Ohio markets. The average sale closed at 96.4% of list — about $9,652 below asking, one of the largest average dollar discounts in this report series. With 55 active listings against 33 under contract, buyers have both selection and leverage.

How long do homes take to sell in Marietta?

Longer than anywhere else covered in this series. Recent closings averaged 118 days from list to contract — nearly four months — and homes currently under contract took 100 days. Sellers should plan on a season and a half rather than a season.

Is Marietta a buyer or a seller market right now?

Decisively a buyer market. The active-to-pending ratio is 1.67, sales are closing about 3.6% below asking, and the pace is the slowest in this report. Buyers here can see a wide selection, take their time, and negotiate meaningfully.

Why does Marietta have so much home-sale activity for its size?

One hundred thirteen recent closings in a city of 13,203 is by far the highest volume in southeastern Ohio — more than Belpre, Caldwell, McConnelsville, and Barnesville combined. Marietta is the Washington County seat, home to Marietta College, and the regional commercial center for the mid-Ohio Valley, so it functions as the area’s primary housing market rather than as a satellite of one.

Is Marietta a good market for investors?

The volume is the strongest argument — 113 recent closings means comparable sales genuinely exist and an exit is available, which many small southeastern Ohio markets cannot offer. Entry at about $130 per square foot is moderate for the region. The counterweight is pace: a 118-day average to contract means exits are slow, and that should be built into any hold-period assumption. Verify actual rents, Washington County tax rates, and property condition individually.

How does Marietta compare to nearby markets?

At $130 per square foot Marietta sits mid-range for the region — above Barnesville ($113) and Belpre ($126), below Cambridge ($138), McConnelsville ($139), and Coshocton ($142). What sets it apart is scale: 55 active listings and 113 recent closings against a handful in most neighbouring towns.

Get a Personalized Marietta Market Analysis

In a market with a four-month sales cycle, the single most consequential decision is the list price, and the second is knowing when a seller has reached the point of being genuinely negotiable. Neither shows up in a citywide average.

If you are selling, I will give you an honest price and an honest timeline rather than an optimistic pair — which in a market this slow is worth considerably more. If you are buying, I can tell you which of the 55 listings are worth your time and where the real negotiating room sits.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-Marietta

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Sept. 1, 2026

University Heights Ohio Real Estate Market Report – August 2026

University Heights Ohio Real Estate Market Report August 2026

There are 39 homes for sale in University Heights and only 13 under contract — three available for every one spoken for. Across most of Cuyahoga County this month that ratio runs below 1.0. And what the selection consists of is unusual for the corridor: recent sales here averaged 2,357 finished square feet at $136 per square foot, which is more house per dollar than any of the suburbs bordering it.

University Heights Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Avg Sale Price
39	13	85	$313,662
Avg List Price (Active)	Avg Price / Sq Ft (Sold)	Sale-to-List Ratio	Active : Pending Ratio
$331,169	$136	100.6%	3.00
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I
3.6	2.6	2,357 sq ft	$1,611

Source: University Heights, Ohio Real Estate Market Report, MLS Now data as of August 2026. Recent closings averaged 61 days from list to contract. Monthly payment assumes 20% down at 6.65%, principal and interest only.

Three Homes Available for Every One Committed

The active-to-pending ratio in University Heights is 3.00 — among the loosest in eastern Cuyahoga County. For comparison, Mayfield Heights runs 0.87, Lyndhurst 1.16, and South Euclid 1.71.

That is genuine selection, and it is the main reason to be interested in this market as a buyer. The complaint most people have about house-hunting in this corridor right now is not price — it is that there is nothing to look at. University Heights does not have that problem.

What has not happened is any softening in what homes sell for. Sales are closing at 100.6% of list, about $1,991 over asking. This is a market with more inventory, not one with weaker values — a distinction worth being precise about.

The Homes Going Under Contract Are a Tier Above

One number explains a good deal about why the pending count is low. Compare price per square foot across the three segments:

Recently closed — $136 per square foot
Active listings — $145 per square foot
Under contract now — $164 per square foot

Buyers are not spreading themselves evenly across the thirty-nine available homes. They are selecting a specific tier — and paying 21% more per foot than the recent closings averaged to get it.

Thirteen pending sales is a small sample, so this should be read as a signal rather than a settled conclusion. But it suggests that the inventory sitting available is not sitting because the market is weak. It is sitting because buyers are being selective about condition, updates, and location within the city, and are willing to pay up for the homes that meet the standard.

For a buyer, that is the practical opportunity here: there is a body of inventory that the selective buyers have passed over, and some of it will be negotiable. For a seller, it is a warning that presentation and condition are doing more work in this market than price is.

The Most Square Footage in the Corridor

University Heights sells notably large homes for its price band. Set the eastern inner-ring suburbs side by side:

Shaker Heights — 2,515 sq ft, $365,734, $138/sq ft
University Heights — 2,357 sq ft, $313,662, $136/sq ft
Cleveland Heights — 2,086 sq ft, $252,356, $121/sq ft
South Euclid — 2,006 sq ft, $214,735, $113/sq ft
Lyndhurst — 1,994 sq ft, $257,837, $133/sq ft
Mayfield Heights — 1,776 sq ft, $270,306, $153/sq ft

The Mayfield Heights comparison is the sharpest. University Heights delivers roughly 580 more square feet for about $43,000 more — at 11% less per square foot. Two bordering communities on the same corridor, and the difference in what a dollar buys is substantial.

The reason is the housing stock. University Heights was built out largely in the early and mid twentieth century with generously sized homes, and it has essentially no capacity to add anything different. That is what produces the combination of high square footage and moderate per-foot pricing that shows up in the data.

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 $250,930 loan that is roughly $1,611 a month in principal and interest.

Cuyahoga County property taxes are among the highest in Ohio and are a meaningful addition. Get the actual figure for any specific address rather than estimating from the sale price.

University Heights Market Breakdown by Property Type

Featured University Heights Neighborhoods

University Heights is compact and fully developed, and pricing varies between its sections:

Belvoir Gardens · Blatz Pkwy · Center Green · Edward Kneens · Heister Center Green · Heister Ctr Green · Lafayette Rubyvale · Meadowbrook Overlook · Rapid Transit · Scholls Meadowbrook Overloo · Sil Idlewd · South Taylor Place · University Pkwy · Villas On Green · Villas On The Green

What This Means If You Are Buying

This is where to spend your search time in this corridor. Thirty-nine listings against thirteen pendings is real choice, and buyers in the surrounding suburbs do not have it.

Look hard at what has been sitting. With buyers concentrating on a $164-per-foot tier, some of the inventory below that has been passed over. Ask how long each listing has been active — that is where the negotiating room will be.

Buy the square footage. At $136 per foot on 2,357-square-foot homes, this is the best floor-area value in the eastern inner ring. If space is what you need, price it here before you price it next door.

Inspect the older stock properly. Large early-twentieth-century homes are the appeal and the maintenance obligation at the same time. Budget for what an inspection turns up.

What This Means If You Are Selling

Thirty-eight other homes are competing with you, and the pending data says buyers are being selective rather than scarce. That makes condition and presentation the deciding factors more than price.

The good news is that pricing has held — the market is paying 100.6% of list. The requirement is being in the group buyers are actually choosing from. A well-prepared home at a sensible price is transacting in about two months; a tired one at the same price is joining the thirty-nine.

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

How University Heights Compares Nearby

Beachwood — $668,827 average sale, 19 active, 12 pending, $193/sq ft
Shaker Heights — $365,734 average sale, 82 active, 21 pending, $138/sq ft
University Heights — $313,662 average sale, 39 active, 13 pending, $136/sq ft
Mayfield Heights — $270,306 average sale, 20 active, 23 pending, $153/sq ft
Lyndhurst — $257,837 average sale, 29 active, 25 pending, $133/sq ft
Cleveland Heights — $252,356 average sale, 89 active, 41 pending, $121/sq ft
South Euclid — $214,735 average sale, 60 active, 35 pending, $113/sq ft

Shaker Heights is the closest comparison on both measures — 2% more per square foot on homes about 160 square feet larger — and it carries even deeper inventory at 82 active listings against 21 pending.

Cleveland Heights and South Euclid are where the per-foot rate steps down, 11% and 17% below University Heights respectively, on smaller homes.

Frequently Asked Questions

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

Recent closed sales in the University Heights market area averaged $313,662, or about $136 per square foot on an average of 2,357 finished square feet. Those are among the largest homes in the eastern inner-ring suburbs, at one of the lower per-foot rates in the group — roughly level with Lyndhurst ($133), well below Mayfield Heights ($153), and far below Beachwood ($193).

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

At the $313,662 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 $1,611 per month on a $250,930 loan. Cuyahoga County property taxes and homeowners insurance are additional and are substantial.

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

It is one of the most buyer-favorable markets in eastern Cuyahoga County on selection. There are 39 active listings against just 13 under contract — a ratio of 3.00, meaning three homes are available for every one spoken for. Prices have not softened, though: sales are closing at 100.6% of list.

Why are so few University Heights homes under contract?

Thirteen pending sales against thirty-nine active listings is a wide gap. Part of the explanation is in the pricing: the homes going under contract are at about $164 per square foot against $136 on recent closings and $145 on the active listings as a whole. Buyers appear to be selecting a specific tier of the inventory — and leaving a good deal of the rest available.

Do homes in University Heights sell for asking price?

Essentially. The average sale closed at 100.6% of list — about $1,991 over asking, on an average list price of $311,671. Despite the deep inventory, sellers are not discounting.

Does University Heights offer more house for the money?

On the numbers, yes. Recent sales averaged 2,357 finished square feet at $313,662. Mayfield Heights averaged 1,776 square feet at $270,306 — so University Heights delivers about 580 more square feet for roughly $43,000 more, at 11% less per square foot. If floor area is your priority in this corridor, that is a meaningful difference.

How long do homes take to sell in University Heights?

Recent closings averaged 61 days from list to contract, pending sales 51 days, and homes currently for sale have been listed 52 days. About two months is the realistic expectation.

What is University Heights known for?

It is a compact, fully built-out inner-ring suburb bordering Cleveland Heights, Shaker Heights, South Euclid, and Beachwood, and it is home to John Carroll University. Its housing stock is largely early- and mid-twentieth-century and notably larger than the surrounding suburbs, which is what produces the combination of high square footage and moderate per-foot pricing in the data.

Get a Personalized University Heights Market Analysis

University Heights is a market where the citywide average and the pending activity are telling different stories. Thirty-nine listings and a $136-per-foot closing average describe a market with choice; thirteen pendings at $164 per foot describe buyers who are being highly selective within it.

If you are selling, I will tell you honestly whether your home sits in the tier buyers are choosing from, and what would move it there. If you are buying, I can identify which of the thirty-nine listings have been passed over — and which of those are worth pursuing rather than avoided for a reason.

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

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

Christopher Lotte, Realtor

Posted in Market Updates, OH-University Heights

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Sept. 1, 2026

East Cleveland Ohio Real Estate Market Report – August 2026

East Cleveland Ohio Real Estate Market Report August 2026

Thirteen homes closed in the East Cleveland market area recently. That is a small enough number that it changes how this report has to be written: with thirteen transactions, a single sale moves the average by thousands of dollars, so the median — $95,000 — is the more honest figure, and everything below should be read as an indication rather than a measurement. Sale prices ranged from $18,000 to $399,900. There are 26 homes available against 12 under contract, and recent sales took an average of 100 days to reach a contract.

East Cleveland Ohio Market Snapshot – August 2026

Active Listings	Under Contract	Recent Closings	Median Sale Price
26	12	13	$95,000
Average Sale Price	Sale Price Range	Sale-to-List (median)	Avg Days on Market
$121,830	$18,000 – $399,900	~96%	100 (sold)
Avg Beds (Sold)	Avg Baths (Sold)	Avg Living Area (Sold)	Est. Monthly P&I (median)
3.3	1.5	1,437 sq ft	~$488

Source: East Cleveland, Ohio Real Estate Market Report, MLS Now data as of August 2026. Median, range, and sale-to-list distribution calculated from the 13 individually detailed closings. Monthly payment assumes 20% down at 6.65%, principal and interest only. Small sample — see below.

Why the Sample Size Matters Here

Most of the market reports in this series draw on 70 to 800 recent closings. East Cleveland has thirteen, and four of those records carry no square-footage figure.

That has real consequences for how the numbers should be used. One $399,900 sale in a set of thirteen pulls the average up by roughly $23,000 all by itself — which is most of the difference between the $121,830 average and the $95,000 median. Neither figure is wrong; they are answering different questions, and with a sample this thin, the median is the one that describes a typical transaction.

The practical instruction is simple: do not price a specific East Cleveland property from any citywide figure, including the ones in this report. Pull the comparable sales for that street and that housing type. In a market this small, the citywide average is context, not valuation.

A Wide Spread, Driven by Condition

Across the thirteen detailed closings, sale-to-list ratios ranged from 77% to 118%, with a median near 96%. That is an unusually wide spread. In most markets covered here, two-thirds of sales land between 95% and 105% of asking.

A spread like that says outcomes are being driven by the individual property rather than by any citywide market rate. In a housing stock built largely in the early twentieth century, the difference between a home with a sound roof, updated electrical service, and a working furnace and one without is not a matter of a few percent — it is the whole transaction.

The days-on-market figures are consistent with a deliberate market: 100 days from list to contract on recent closings, 131 days for homes currently under contract, and 64 days for the active listings. With 26 homes available against 12 committed — a ratio of 2.17 — buyers have inventory and time.

What a Buyer Actually Needs to Check

At a median under $100,000, the purchase price is rarely the main determinant of what a house costs. Four things matter more, and all of them are property-specific rather than market-wide:

Condition. Roof, furnace, electrical service, plumbing, and foundation. A thorough inspection by someone experienced with early-twentieth-century Cleveland-area housing is the most important money spent before closing, and a repair reserve should be part of the budget from the start rather than a contingency you hope not to need.

Taxes and title. Verify the current tax status and confirm clear title on the specific parcel. This is standard practice anywhere, and it is worth being especially deliberate about it in any market with a history of vacancy or transfers outside ordinary sales.

Point-of-sale requirements. Many inner-ring Cuyahoga County communities have inspection or escrow requirements attached to a sale. Find out what applies to the address early — discovering it mid-transaction is one of the most common avoidable delays in this county.

Financing. This one surprises people. Many lenders set minimum loan amounts that a $76,000 mortgage may fall below, and appraisals in markets with few recent comparable sales can come in under contract price or flag required repairs. If you intend to finance rather than pay cash, speak to a lender about this specific price range and this specific area before you begin writing offers.

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 $76,000 loan that works out to roughly $488 a month in principal and interest.

At this price point, however, taxes and insurance are the larger share of the monthly cost, and they vary substantially by parcel. Get the actual figures for any address you are considering rather than estimating from the sale price — the difference between two similar houses can be considerable.

East Cleveland Market Breakdown by Property Type

Featured East Cleveland Neighborhoods

East Cleveland is built from early-twentieth-century allotments, and condition and pricing vary considerably between them:

Colonial Heights · Doan Tract · Euclid Colamer · Euclid Hayden · Euclid Shaw · Forest Hills · George Davies · Glynn Road · Grasmere Add · House Codys · James Eadias · Jas Mccrosky · Leonard Park · Milan Hayden · Panoramic View · Rapid Transit · Ridgefield Road · Saint Clair Heights · St Clair-Hayden · Stcl Hay

What This Means If You Are Buying

Value the property, not the city. With thirteen recent closings spread across a $382,000 range, no citywide number will tell you what a specific house is worth. Comparable sales on the street and in the same condition tier are the only reliable guide.

Budget for the house, not the price. Set aside meaningful funds for inspection findings before you commit to a purchase price.

Line up financing first. Confirm your lender will write a loan at this size in this area before you make offers.

Use the time. Twenty-six listings, a 100-day pace, and a 2.17 supply ratio mean there is no need to rush a decision here.

What This Means If You Are Selling

Expect a longer timeline — recent closings averaged 100 days to contract and homes currently under contract took 131. Twenty-five other homes compete with you.

Condition is doing more work than price in determining outcomes. The sale-to-list spread of 77% to 118% across just thirteen sales tells you that buyers here are pricing the specific property, not the market. Documented recent mechanical work, a clean inspection history, and clear title are worth more at the negotiating table than a lower asking price.

Confirm point-of-sale inspection requirements for your address before listing, and be prepared for buyers who may need financing contingencies that take longer than usual to satisfy.

How East Cleveland Compares Nearby

Cleveland Heights — $252,356 average sale, 89 active, 41 pending, $121/sq ft
Warrensville Heights — $149,587 average sale, 18 active, 10 pending, $98/sq ft
Garfield Heights — $148,186 average sale, 63 active, 35 pending, $95/sq ft
Maple Heights — $139,984 average sale, 39 active, 23 pending, $97/sq ft
East Cleveland — $95,000 median sale (13 closings), 26 active, 12 pending
Cleveland — the citywide market, with far deeper inventory and volume

Cleveland Heights shares East Cleveland’s western border and closes at more than two and a half times the price, on a similar vintage of housing stock. For a buyer weighing the two, the relevant difference is not the architecture — it is everything about condition, taxes, services, and resale that the price gap represents.

Maple Heights and Garfield Heights are the closest comparisons on price among markets with enough transaction volume to produce reliable averages, and both offer considerably more inventory.

Frequently Asked Questions

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

Across 13 recent closings, the average was $121,830 and the median $95,000. The gap matters: sale prices ranged from $18,000 to $399,900, and a single high sale lifts the average well above what a typical transaction looks like. With a sample this small, the median is the number to work from.

How much is the monthly payment on a typical East Cleveland home?

At the $95,000 median sale 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 $488 per month on a $76,000 loan. At the $121,830 average, roughly $626. Cuyahoga County property taxes and homeowners insurance are additional and are a very large proportion of the total payment at this price level — potentially exceeding the mortgage payment itself on some parcels.

Why should I be careful with East Cleveland market statistics?

Because the sample is small. Only 13 homes closed in this market area recently, and four of those records carry no square-footage figure. Averages built on thirteen transactions move sharply with any one of them. Every figure in this report should be read as an indication of the market rather than a precise measure, and any specific property should be valued on its own comparable sales.

Can you negotiate on price in East Cleveland?

Yes, substantially in some cases. Across the individually detailed closings the sale-to-list ratios ranged from 77% to 118%, with a median near 96%. That spread is wide, and it reflects how much individual property condition drives outcomes here rather than any citywide market rate.

Is East Cleveland a buyer or a seller market?

Buyers hold the leverage on supply. There are 26 active listings against 12 under contract — a ratio of 2.17 — and recent closings took an average of 100 days to reach a contract, with pending sales averaging 131 days. This is a slow-moving market with real inventory.

What should a buyer look at most carefully in East Cleveland?

Three things above all. Condition — at a median under $100,000, the roof, furnace, electrical service, plumbing, and foundation determine the true cost of the house, and a thorough inspection is essential. Title and back taxes — verify the tax status and clear title on any specific parcel before committing. Point-of-sale requirements — find out early what inspection or escrow requirements apply to the address, because discovering them mid-transaction is a common cause of delay.

Can you get a mortgage on a home at this price point?

It can be harder than buyers expect. Many lenders set minimum loan amounts, and appraisals in markets with few recent comparable sales can come in below contract price or flag required repairs. If you intend to finance rather than pay cash, talk to a lender about this specific price range and this specific area before you start writing offers.

How does East Cleveland compare to nearby suburbs?

It is the lowest-priced market in its immediate area. Recent closings there median $95,000, against averages of $139,984 in Maple Heights, $148,186 in Garfield Heights, and $149,587 in Warrensville Heights — and $365,734 in Cleveland Heights, which shares its western border.

Get a Personalized East Cleveland Market Analysis

East Cleveland is the market in this series where a citywide average is least useful. Thirteen closings across a $382,000 range cannot tell you what a specific house is worth, and no automated valuation tool handles a market this thin well.

If you are buying, I can pull the comparable sales that genuinely apply to a specific property, tell you what to have inspected and what it is likely to cost, and be honest with you about whether the financing is likely to work. If you are selling, I will give you a realistic price and a realistic timeline rather than an optimistic one.

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

Sources: MLS Now via the East Cleveland Ohio Market Report (August 2026) · Ohio REALTORS July 2026 Housing Report · Freddie Mac Primary Mortgage Market Survey, August 20, 2026. Median, price range, and sale-to-list distribution were calculated from the 13 individually detailed closings shown on the market report page. Because that sample is small, these figures indicate the market rather than measure it precisely, and are not a substitute for a professional valuation of a specific property.

Christopher Lotte, Realtor

Posted in Market Updates, OH-East Cleveland

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