Thinking about buying or selling a home in Columbus and wondering who holds the leverage right now? You’re not alone. Market conditions shift with inventory, interest rates, and seasonality, and most people want a clear answer before they act. In this guide, you’ll learn how to tell if Columbus is a seller’s market, which metrics matter most, and what that means for your pricing, timing, and negotiation strategy. Let’s dive in.
What a seller’s market means
A seller’s market happens when buyer demand outpaces the number of homes for sale. That tight supply gives sellers more leverage on price and terms. The most common way to define it is by looking at Months of Inventory (MOI), Days on Market (DOM), and the list-to-sale price ratio.
- Months of Inventory (MOI): Active listings divided by average monthly closed sales.
- Under 3 months: strong seller’s market.
- 3 to 4 months: seller-leaning market.
- 4 to 6 months: balanced market.
- Over 6 months: buyer’s market.
- Days on Market (DOM): Median days from listing to a ratified contract. Very low DOM (often under 10 to 14 days) signals a hot seller’s market.
- List-to-Sale Price Ratio: Sale price divided by final list price, times 100. Over 100% implies frequent over-ask outcomes and multiple offers.
These thresholds are commonly used by local MLSs and national industry groups. They give you a simple way to label current conditions and set expectations.
How to measure Columbus conditions
You can evaluate Franklin County and Columbus with a few key metrics. Use a trailing three-month window to smooth out seasonality.
Months of Inventory (MOI)
- Calculation: Active listings ÷ average monthly closed sales for the last 1 to 3 months.
- Interpretation: Under 3 months means tight supply and stronger odds of multiple offers.
- Tip: Pull county and city figures separately. Neighborhoods can differ from the county average.
Days on Market (DOM)
- Definition: Median or average days from list date to contract date.
- What it tells you: If median DOM is under two weeks, buyers need to move fast and sellers can expect quick showings and offers.
- Caveats: Relists and seasonality can skew DOM. Compare the same season year over year.
List-to-Sale Price Ratio
- Definition: (Sale price ÷ final list price) × 100.
- What it tells you: Above 100% suggests frequent bidding up. Between 98% and 100% is more balanced. Below 98% points to buyer leverage.
- Clarity point: Check if the source uses the original list price or the final list price after reductions.
Inventory and new listings
- Active listings: Track month-over-month and year-over-year changes.
- New listings: Rising counts often reduce seller pressure. Falling counts intensify competition.
Pending sales and absorption
- Pending-to-new-listing ratio: If over roughly 60 to 70%, new supply is getting absorbed quickly.
Price trends
- Median sale price and price per square foot: Compare year over year and month to month to see momentum.
Mortgage rates and affordability
- Track the 30-year fixed trend. Falling rates boost demand; rising rates cool buying power. Pair rate trends with wages and median prices for a fuller picture.
Columbus market drivers to watch
Columbus and Franklin County are shaped by a mix of local factors that influence how fast homes sell and at what price.
- Employment growth: A diversified base in education, healthcare, finance, tech, insurance, and government supports steady demand.
- Migration and population: Net in-migration increases buyer pools, especially among working professionals.
- Construction pipeline: Building permits for single-family and multifamily units signal future supply. Much of the recent construction has focused on rentals, which can affect for-sale inventory differently than you might expect.
- Mortgage rates: Rate moves change affordability quickly, especially for first-time and move-up buyers.
- Investor and cash activity: Higher investor or cash shares can tighten certain price bands and reduce available inventory for owner-occupants.
- Seasonality: Spring is typically busier; late fall and winter can be slower. Always compare same-season data.
Is Columbus a seller’s market right now?
To answer this for your neighborhood and price range, gather current data and compare it to the thresholds above.
- Pull the latest Franklin County and Columbus city figures for active listings, closed sales, DOM, and the list-to-sale price ratio. Use a trailing 3-month average.
- Compute MOI: active listings ÷ average monthly closed sales.
- Check DOM: look for a median under 10 to 14 days for a hot pace.
- Review list-to-sale ratio: above 100% signals strong seller leverage.
- Scan active and new listings trends: falling totals often mean tighter conditions.
- Consider pending-to-new-listings: above 60 to 70% points to rapid absorption.
If MOI is under 3 months, DOM is short, and many homes are selling at or over list, you’re likely in a seller’s market. If MOI rises toward 4 to 6 months and DOM lengthens, conditions are closer to balanced. Over 6 months of inventory with lower list-to-sale ratios suggests a buyer’s market.
What it means for Columbus sellers
When the market leans toward sellers, you have a chance to maximize price and control timing. Preparation and initial pricing still matter.
- Price to the market: Set a competitive price aligned with recent neighborhood sales. The first 10 to 14 days are critical.
- Elevate presentation: Use professional photos and strong digital marketing. Consider staging and light pre-sale updates to boost appeal.
- Plan for speed: Short days-to-contract mean you should line up movers, title, and any pre-inspection or contractor needs early.
- Use smart terms: Evaluate offers for inspection timelines, appraisal gap language, and closing flexibility, not just price.
- Manage contingencies: In a tight market, you may be able to shorten contingency periods or prioritize offers with clean terms.
If conditions move toward balanced, expect more negotiation on repairs, credits, and timing. If supply grows and DOM increases, focus on standout marketing, targeted improvements, and price discipline.
What it means for Columbus buyers
In a seller’s market, the best-prepared buyers win. You can still secure the right home with a clear plan.
- Get fully underwritten pre-approval: Strengthen your offer with a lender-verified letter and proof of funds for earnest money.
- Move fast and stay disciplined: See new listings quickly, set a walk-away price, and avoid emotional overbidding.
- Make clean offers: Limit contingencies where prudent, consider escalation clauses, and offer flexible closing terms.
- Balance risk and protection: Do not waive key contingencies lightly. Use shorter timelines or targeted inspection strategies instead of blanket waivers.
- Consider overlooked options: Slightly older listings or properties needing cosmetic updates can offer better terms.
If the market balances, you gain room for inspections, appraisal protections, and seller credits. In a buyer’s market, you can negotiate more on price, repairs, and concessions.
Neighborhood and property differences
Countywide averages hide local nuance. Central neighborhoods can behave differently from suburban areas, and condos often differ from single-family homes.
- Entry-level price bands: Often the tightest and most competitive.
- Mid to upper-tier: Can vary based on location, upgrades, and school-year timing.
- Condos vs single-family: Condos may show different MOI and DOM due to amenities, HOA fees, and buyer profiles.
Always check MOI, DOM, and list-to-sale ratios at the neighborhood and property-type level before making a move.
How to keep your numbers current
For the most accurate picture, rely on local MLS data and refresh it monthly.
- Columbus REALTORS: Primary source for Franklin County and city-level MOI, DOM, list-to-sale ratios, active listings, and pendings.
- Ohio REALTORS: Helpful for statewide context and trends.
- National Association of REALTORS: Good for definitions and national benchmarks.
- U.S. Census Bureau and Bureau of Labor Statistics: Track population, migration, employment, and unemployment.
- Mortgage industry sources such as Freddie Mac: Follow the 30-year fixed rate trend and affordability indicators.
- Franklin County offices and local building departments: Building permit activity and property records.
Note the date range, geography, and whether you are using single-month data or a trailing 3-month average. Pending and active listings respond faster to changes than closed sales.
Should you wait to buy or sell?
Timing depends on your goals, budget, and tolerance for rate and price swings.
- If you’re selling: Low MOI and short DOM favor sellers. If those metrics soften, expect more negotiation and longer timelines. If you need to sell now, focus on pricing and presentation to capture early momentum.
- If you’re buying: Consider both rates and prices. Lower rates can increase competition and push prices. Higher rates can mean less competition but higher monthly costs. Run scenarios with your lender and be ready to act when the right home appears.
Quick action checklists
Sellers: if it’s a seller’s market
- Price at the market to drive early traffic and multiple offers.
- Stage key rooms, update paint and lighting, and use professional photos.
- Prepare for fast timelines: title, contractors, and moving.
- Compare offers by total value: price, contingencies, credits, and closing date.
Buyers: if it’s a seller’s market
- Secure full underwriting and proof of funds.
- Tour quickly and write clean, well-structured offers.
- Use escalation clauses and flexible dates when appropriate.
- Set limits and stick to them to avoid overpaying.
If conditions are balanced
- Sellers: Expect some negotiation and focus on standout marketing.
- Buyers: Leverage inspections and appraisal protections; ask for credits where justified.
If it becomes a buyer’s market
- Sellers: Consider targeted improvements, pricing adjustments, and flexible terms.
- Buyers: Negotiate on price, repairs, and closing costs; use longer contingency periods as needed.
Work with a local, integrated team
You get the best results when strategy, preparation, and execution work together. Our team pairs local market expertise with a full concierge service stack to reduce stress and improve outcomes. We coordinate pre-sale renovation, staging, premium digital marketing, financing-to-close, moving, cleaning, landscaping, pool care, and project management so you can focus on your next chapter.
Ready to get a clear, data-driven plan for your neighborhood and price range? Connect with Concierge Real Estate and Investment Co. for guidance, up-to-date market metrics, and a smooth path from offer to close.
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FAQs
Is Columbus a seller’s market right now?
- Check Months of Inventory, DOM, and list-to-sale ratio for Franklin County and your neighborhood; under 3 months of inventory, short DOM, and over-ask results point to a seller’s market.
How competitive are offers in Columbus today?
- Gauge competitiveness by the share of homes selling at or above list, median days to contract, and the pending-to-new-listings ratio; higher readings mean you should expect faster timelines and stronger terms.
How long will it take to sell a house in Columbus?
- Use median days to contract for your neighborhood and price range; if DOM is under two weeks, plan for quick showings, early offer reviews, and a faster closing timeline.
Do different Columbus neighborhoods behave differently?
- Yes; MOI and DOM vary by area and property type, so review neighborhood and condo vs single-family metrics rather than relying on county averages.
How are new builds affecting inventory in Franklin County?
- Building permits and starts indicate future supply; a focus on multifamily rentals can add housing options without directly increasing for-sale single-family inventory.
