Central Ohio Housing Market Update: What August 2026 Means for Sellers

If you're thinking about selling your home, you may be hearing two very different stories about the housing market. One says we're still in a seller's market. The other says homes aren't selling as quickly as they used to.

Both can be true.

Central Ohio is still a seller's market, but it isn't the same seller's market we've gotten used to. Buyers have more choices, they're being more selective, and sellers may need a little more patience than they did a few years ago.

The August numbers help explain what I'm seeing firsthand with buyers and sellers.

What happened in the Central Ohio housing market in August?

Across the Columbus MLS, there were 5,892 homes for sale in August, compared with 5,875 in July and 5,477 in August 2025. That means buyers have more homes to choose from than they did a year ago.

At the same time, new listings slowed considerably. There were 3,402 new listings in August compared with 4,060 in July. Closed sales also declined from 3,167 in July to 2,810 in August, which isn't unusual as we move out of the busiest part of the summer market.

But there's another number I think is worth watching. Pending sales increased to 3,279 in August from 3,019 in July. Buyers didn't simply disappear. Homes were still going into contract.

Are we still in a seller's market?

Yes, but that phrase needs some context.

Central Ohio ended August with about 2.1 months of inventory, up from 1.9 months in July. Months of inventory is simply an estimate of how long it would take to sell the homes currently available if no additional homes came on the market.

Two months is still relatively low inventory. But buyers have more choices than they had during the extremely competitive markets we've experienced in recent years, and that changes how they behave.

When buyers have choices, they can compare one house with another. They can be more particular about condition, updates and price. They may also take more time before deciding to write an offer.

Why are pricing and presentation becoming more important?

This is probably the biggest change I'm seeing.

Buyers are still buying, but they're being more selective. A home that comes on the market priced correctly, shows well and has that initial wow factor can still get strong attention. If it misses the mark on price or presentation, it may take longer than sellers have gotten used to.

In August, homes across the Columbus MLS averaged 29 days on the market. They also sold for an average of about 97% of their original list price.

Compare that with May, when homes averaged 29 days on the market but sold for about 99% of their original list price, or June, when average market time dropped to 24 days and homes were still averaging about 99% of original list price.

That doesn't mean you need to underprice your home. It means the initial asking price needs to make sense to buyers when they compare your home with everything else available.

I can look at the numbers inside out and upside down, but in the end it's what a buyer is willing to pay. That's why we have to be very strategic when we price a home.

If you're getting ready to sell, you may also want to read how to price your home right and which home improvements are actually worth considering before you sell.

What's happening in Delaware County?

Delaware County continues to be one of the stronger parts of the Central Ohio market, but even here buyers have more choices.

There were 639 homes for sale in August, compared with 576 a year earlier. Inventory reached 2.1 months, and homes averaged 29 days on the market.

Prices remained strong. The median sold price was $550,000, up from $520,000 in July and $525,000 in August 2025. The average sold price was $614,000.

But Delaware County homes averaged about 97% of their original list price. That's an important number because rising home values don't mean every asking price is supported by the market.

What about Franklin County?

Franklin County was a little softer in August. There were 2,601 homes for sale, with 1.9 months of inventory. Homes averaged 26 days on the market.

The median sold price was $328,000, compared with $335,000 in July and $335,000 in August 2025. The average sold price was $389,000.

This is also a good reminder that there really isn't one "Central Ohio market." Conditions can be different by county, community, price range and even neighborhood. The numbers that matter most when you're selling are the ones for homes buyers will see as alternatives to yours.

Are mortgage rates affecting buyers?

They certainly remain part of the equation. As of September 3, the average 30-year fixed mortgage rate was 6.71% according to Freddie Mac.

Higher borrowing costs affect what buyers can comfortably spend, and I think that's another reason we're seeing buyers become more selective. They may still be willing to pay for the right house, but they're less likely to overlook a price that feels too high when there are other choices available.

Nationally, the latest available existing-home sales report showed July sales were up just 0.7% from a year earlier. Central Ohio performed considerably better in July, with local closed sales up 6.3% year over year.

That's why I don't put too much weight on national housing headlines when talking with a Central Ohio seller. They're useful for context, but your local market is what ultimately determines how your home will compete.

What does this mean if you're thinking about selling?

I wouldn't look at these numbers and conclude that you've missed your opportunity to sell. I also wouldn't assume that putting a home on the market automatically means it will sell in a weekend.

The opportunity is still there. The strategy matters more.

We need to look carefully at what buyers will be comparing your home with, make sure the house shows its best from the moment it hits the market, and price it where buyers see the value.

And then we may need a little patience.

Twenty-five or thirty days on the market can feel like a long time when we've gotten used to homes selling almost immediately. Right now, that's becoming much more normal. What matters is whether we're getting showings, what buyers are saying and how your home is competing against the other choices they have.

If you're wondering what your home might sell for in today's market, you can also read what your Central Ohio home is really worth.

Central Ohio Housing Market FAQs

Market data is based on Trendgraphix statistics for the Columbus MLS, Delaware County and Franklin County. Mortgage rate data is from Freddie Mac. Market conditions vary by location, property type and price range.