If you’ve been casually browsing homes around Columbus (or seriously doom-scrolling listings at midnight), you’ve probably noticed the vibe shift. It’s not the “list it on Thursday, sell it on Saturday” adrenaline ride we all got used to.

But it’s also not a sleepy market where you can take a month to decide and still expect your favorite house to be waiting politely.

Central Ohio is still moving. It’s just moving with more thought.

Buyers are doing real math again. Sellers are learning (sometimes painfully) that price and presentation matter again. And the biggest truth you can carry into 2026 is this:

Columbus isn’t one market. It’s a bunch of micro-markets living side-by-side.

Quick stats snapshot:

Here are a few numbers to frame what’s happening before we zoom into specific areas:

Central Ohio median sales price in December 2025: about $322,000
Central Ohio average days on market in December 2025: about 43 days
Columbus median sale price in December 2025: about $270,000
Columbus average days on market in December 2025: about 57 days
Bexley median sale price in December 2025: about $710,000
German Village median sale price in December 2025: about $576,000

Those numbers tell you the pace is still healthy, but the urgency has cooled.

One more national trend matters locally: buyers are negotiating more often. Redfin’s early 2026 reporting on 2025 sales found that a large share of buyers paid below the asking price, and the typical discount for those buyers was meaningful.

That doesn’t automatically mean every Columbus buyer is getting a deal—but it does explain why sellers are seeing more inspection requests, more concession requests, and more “we like it, but…” conversations.

Columbus: one city, multiple realities.

Downtown Columbus: the convenience premium comes with extra math

Downtown appeals to people who want their life to feel easy: walkable coffee, dinner without driving, games and concerts without planning a parking strategy like it’s a military operation.

But downtown also forces buyers to do a different kind of budget math. A condo’s list price is only part of the story; HOA fees, parking, and insurance can change the monthly payment fast. And because buyers can compare a lot of similar units quickly, condition matters more.

Data-wise, Downtown Columbus had a December 2025 median sale price around $343,250, with homes taking notably longer to sell than the year before.

That longer timeline is often a signal of a market where buyers feel comfortable being selective.

Seller takeaway: clean, updated, move-in-ready units tend to separate from the pack.
Buyer takeaway: the negotiating window is wider when days on market stretch.

Short North: still a lifestyle magnet, but not immune to “wait and see”

Short North is a neighborhood people choose on purpose. The art, the restaurants, the walkability, the energy—it’s a vibe purchase.

But it’s also a place where the market can swing quickly depending on what’s available. Redfin’s December 2025 snapshot showed a median sale price around $303,100, down year over year, and days on market that were much higher than the prior year.

That doesn’t mean Short North is “less desirable.” It usually means buyers have gotten picky, and pricing has to match the current reality, not peak-era expectations.

Seller takeaway: pricing strategy matters more here than almost anywhere.
Buyer takeaway: if something has been sitting, you may have leverage.

German Village: charm, scarcity, and the historic-home reality check

German Village is one of the few places in Columbus where people don’t just want a house—they want that specific life: brick streets, mature trees, character, and the feeling that the neighborhood will still look like itself 30 years from now.

Redfin’s December 2025 median for German Village was about $576,000 with relatively steady year-over-year movement.

In practical terms, this area stays resilient because inventory is limited and demand is emotional.

But the emotional purchase comes with practical homework. Historic homes can mean older systems, masonry work, and maintenance costs that don’t show up in a quick walkthrough.

Seller takeaway: documentation helps—buyers pay more confidently when they see what’s been repaired and updated.
Buyer takeaway: inspections matter, and so does a realistic maintenance budget.

The suburbs: the “why” is different, and the market follows the “why.”

Westerville: steady, popular, and rarely out of style

Westerville tends to attract buyers who want stability: parks, a strong community feel, and easy access to the broader Columbus job market.

In December 2025, Westerville’s median sale price was about $400,000, with homes selling in roughly 39 days on average.

That’s the profile of a market that’s active but not chaotic.

Gahanna: convenience wins, even when buyers slow down

Gahanna’s appeal is simple: it’s close to a lot of life. Access to major routes, proximity to employment centers, and an overall “easy to live here” feel.

Redfin showed a December 2025 median sale price around $400,000, up significantly year over year, with homes taking longer to sell than the year prior.

That combination often shows demand holding strong while buyers still take their time.

New Albany: premium pricing and a market that negotiates sooner

New Albany sits in a higher price tier, and higher tiers usually see negotiation return earlier because the buyer pool is more payment-sensitive.

Redfin’s December 2025 median sale price for New Albany was about $750,000, with homes taking around 77 days to sell on average.

Longer days on market in luxury-leaning areas can translate into more opportunities for buyers to ask for concessions or better terms.

Hilliard: still a favorite, but sellers need to be realistic

Hilliard is one of the most common “we want a suburb, but not too far out” choices. It’s popular for a reason—but popularity doesn’t erase the new market reality.

Redfin’s December 2025 median sale price was about $410,000, and average days on market rose to about 62 days (up from the prior year).

That doesn’t scream “problem.” It screams “buyers are comparing and thinking.”

Worthington: character, location, and consistent pull

Worthington has a distinct identity—older charm, a strong community core, and a central location that keeps it in demand.

In December 2025, Redfin showed a median sale price around $429,950, with homes selling faster than the prior year.

In markets like this, presentation still matters, but so does scarcity: buyers looking for Worthington aren’t usually cross-shopping it with something that feels totally different.

Reynoldsburg: value-driven demand and room to negotiate

Reynoldsburg often appeals to buyers who want affordability and space without drifting too far from Columbus.

Redfin reported a median sale price around $305,000, down year over year.

In a more negotiation-friendly era, value markets can be where buyers feel they can ask for repairs and credits without being instantly replaced by the next offer.

Pickerington: more house, strong demand, practical tradeoffs

Pickerington frequently attracts buyers looking for more square footage and a suburban lifestyle that still feels connected.

Redfin’s December 2025 median sale price was about $442,000, with homes selling in about 61 days on average.

That timeline suggests buyers are active, but not rushed—again pointing to a market where condition and pricing matter.

Bexley: premium pricing, school-driven demand, and fast-moving inventory

Bexley behaves differently than a lot of the region because buyers are often targeting it very intentionally for schools and neighborhood feel.

Redfin’s December 2025 median sale price was about $710,000, and average days on market were about 35 days.

On the schools front, Bexley City Schools highlighted an overall 5-star state report card rating for 2024–2025.

When you combine a strong reputation with limited inventory, homes tend to move quickly when priced correctly.

Taxes: the hidden factor that changes “affordable” into “wait, what?”

In Central Ohio, property taxes can vary significantly by taxing district, and that impacts monthly payment more than many people expect.

Franklin County’s Treasurer provides a tax estimator and even shows simple examples of how different districts can have noticeably different effective percentages (examples include Columbus, Whitehall, and Hilliard).

Buyers should treat their taxes like a first-class citizen in your budget, not a footnote.

What this means if you’re buying in 2026

You don’t need to be aggressive everywhere. You need to be decisive in the right places.

If you’re buying in fast-demand pockets (Bexley, parts of Worthington, certain Westerville/Gahanna neighborhoods), be prepared to move quickly on homes that are priced right and show well.

If you’re buying in areas with longer days on market (some Downtown and Short North inventory, higher-tier New Albany), you may have more room to negotiate.

The real winning move is matching your strategy to the micro-market.

What this means if you’re selling in 2026

The market still rewards sellers, but it rewards the prepared sellers.

If your home is priced well, staged (or at least thoughtfully presented), and easy to understand, buyers tend to respond. If it’s overpriced or “we’ll fix that later,” the listing can sit long enough for buyers to start asking for discounts and concessions—especially with a broader national trend toward below-asking deals.

Want a hyper-local plan for your neighborhood?

If you’re buying or selling in Columbus, Westerville, Gahanna, New Albany, Hilliard, Downtown, Short North, German Village, Reynoldsburg, Pickerington, Worthington, or Bexley — The Willcut Group can help you build a simple, neighborhood-specific strategy based on current comps, your timeline, and what matters most to you.

Reach out to schedule a quick consult and we’ll map out next steps, pricing, and the smartest way to move in today’s market. Talk to the Real Estate professionals who are experts on the Central Ohio neighborhoods, call or email us today to learn more about buying or selling your home.

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Frequently Asked Questions:

Yes, but it’s more selective. Central Ohio is still active, yet days on market show buyers are taking more time in many areas.
In many cases, yes. Broader national data shows a meaningful share of buyers paying below asking in 2025, and that mindset carries into 2026 negotiations.
It varies, but places with strong identity and limited inventory often move quicker when priced right. Bexley’s recent days-on-market trend is a good example.
Condos and townhomes often involve extra monthly-cost math (HOAs, insurance, parking), and buyers compare many similar options. Recent data shows longer days on market in both areas.
Enough to change your monthly payment meaningfully. Franklin County’s estimator shows different effective percentages by taxing district.

Research sources:

Columbus Realtors, Central Ohio Housing Report (December 2025)

Redfin housing market snapshots (December 2025): Columbus, Downtown Columbus, Short North, German Village, Westerville, Gahanna, New Albany, Hilliard, Worthington, Reynoldsburg, Pickerington, Bexley

Franklin County Treasurer tax estimator (district examples and calculation method)

Bexley City Schools summary of 2024–2025 state report card rating

Redfin reporting on 2025 buyer discounts below list price (published Feb. 2026)

Central Ohio real estate in 2026: the market is calmer, but the neighborhood rules still apply