In my 25 years selling real estate in Ohio—and after buying and selling over 1,700 homes—I can tell you this: waiting on some magical “market correction” is how homeowners lose time, money, and sleep.
Waiting for Ohio housing prices to drop? Here’s what that “wait” actually costs you:
$1,200/month in mortgage, taxes, and insurance on an empty house.
$33,500 in repairs before you can even list.
6% commission ($12,000 on a $200K house).
6+ months of stress, showings, and buyer negotiations.
Add it up, and you just lit $50,000+ on fire hoping to save $15,000 on a price dip that may never come.
Yes, prices ran up.
No, Ohio isn’t crashing like 2008.
And if you’re holding a property you need to sell, the traditional “wait it out” strategy will bleed you dry long before any dip ever saves you a dime.
Let me show you the numbers.
The Ohio Market Right Now (What I’m Actually Seeing)
Across Ohio, prices surged from 2021–2023. Not because of hype—because inventory dried up and money was cheap.
Columbus jumped close to 15% in a single year.
Cleveland and Cincinnati weren’t far behind.
Now? Mortgage rates are stuck above 7%.
Buyers are paralyzed.
Deals are slower.
And sellers are starting to panic.
That doesn’t mean prices are falling off a cliff—but it does mean the old “list high and wait” game is dead.
What Changed in 2024-2025 (And Why It Matters to You)
1. Mortgage Rates Killed Buyer Momentum
When rates were 2–3%, buyers could overpay and survive.
At 7%+, that same buyer just lost $800–$1,000/month in buying power on a median Ohio home.
Fewer buyers = longer days on market = price cuts.
2. Inventory Is Tight… But Cracking
Yes, supply is still low. But I’m seeing more stale listings, more relists, and more quiet price reductions—especially on homes that need work.
If builders keep adding inventory and Boomers keep downsizing, the pressure shifts fast.
3. Inflation and Repairs Are Crushing Sellers
Lumber, labor, roofs, HVAC—none of it got cheaper.
That “just fix it up and list” plan you’re thinking about?
- $18,000 roof
- $9,500 HVAC
- $6,000 paint & flooring
That’s $33,500 before commissions, holding costs, and inspections.
And that’s assuming nothing else breaks while you’re waiting.
The Real Cost of Waiting (Let’s Do the Math)
I’m going to walk you through what it actually costs to sell the traditional way versus taking my cash offer today.
Scenario: You own a $200,000 house. It needs work. It’s been vacant for 6 months.
The “Traditional Sale” Breakdown:
Carrying Costs (Months 1-6):
- Mortgage: $1,400 × 6 = $8,400
- Property Tax: $250 × 6 = $1,500
- Insurance: $150 × 6 = $900
- Utilities: $200 × 6 = $1,200
SUBTOTAL: $12,000
Repairs Before You Can List:
- Roof Replacement: $18,000
- HVAC System: $9,500
- Paint/Flooring: $6,000
SUBTOTAL: $33,500
Selling Costs:
- Real Estate Commission (6%): $12,000
- Closing Costs (Seller-Paid): $3,000
SUBTOTAL: $15,000
TOTAL COST TO SELL THE “HARD WAY”: $60,500
So even if you get your full asking price of $200,000, your net is $139,500.
Now Compare That to My Cash Offer:
- My Offer: $165,000 (as-is, close in 7 days, zero fees)
- Your Net After My Offer: $165,000
You just saved $25,500.
And that doesn’t even count the stress, the showings, the buyer financing falling through, or the inspector finding “one more thing.”
Will Ohio Crash Like 2008? No. But That’s Not the Point.
I lived through 2008. I bought foreclosures by the dozen. This isn’t that.
Lending is tighter.
Equity is real.
Foreclosures aren’t flooding the market.
But here’s what is happening:
The market is punishing hesitation.
Small price drops + long hold times + high carrying costs quietly drain sellers faster than any crash ever did.
You don’t need a crash to lose money. You just need to wait 6 months.
The Hard Way vs. The EZ Sell Way
| The Hard Way (Wait & List) | The EZ Sell Way (Cash Offer) |
|---|---|
| Hope prices drop after you sell | Lock today’s value now |
| 60–120 days on market | Close in as little as 7 days |
| $33,500+ in repairs, inspections, appraisals | Sell completely as-is |
| 6% agent commissions ($12,000+) | Zero commissions |
| Carry mortgage, taxes, insurance ($1,200+/month) | I cover closing costs |
| Stressful buyer negotiations, financing fall-throughs | One clean cash number, guaranteed close |
If you’re looking to sell your house fast in Ohio, my EZ Sell cash offer skips the waiting, the repairs, and the commissions altogether.
Real Example: The Dayton Probate Nightmare That Became a 9-Day Win
Three siblings. One inherited this house outside Dayton. Zero agreement on what to do with it.
The house? A 1970s ranch with:
- A roof leaking into the master bedroom
- An HVAC system held together with duct tape and prayer
- Carpet that smelled like 40 years of wet dog
Their options:
- Spend $40K they didn’t have to fix it up and hope it sold
- Fight about it for another 6 months while paying $900/month to keep the lights on
- Call me
They called me on a Tuesday.
I walked the property Wednesday.
Made an offer Thursday.
Closed the following Monday.
No repairs. No siblings screaming at each other. No $40K repair bill.
One of the sisters told me: “Mike didn’t give us a sales pitch. He gave us relief.”
That’s the difference between selling the hard way and selling the EZ Sell way.
That’s exactly why so many families call me first when they need a reliable Dayton cash home buyer who can close fast and keep things simple.
So… When Will Ohio Prices Drop?
Here’s my honest take after 25 years and 1,700+ deals:
Maybe slightly. Maybe unevenly. Maybe too late to matter.
What will definitely happen?
✅ Carrying costs keep stacking
✅ Buyers get pickier
✅ Homes that need work get hammered
✅ Your equity disappears $1,200 at a time
Waiting costs money. Every single month.
Veteran’s Advice From Someone Who’s Seen Every Cycle
Time versus money. That’s the real equation.
Yes—waiting is legal.
Yes—listing still works sometimes.
But slow, costly, stressful sales destroy more equity than modest price drops ever will.
I’ve done this 1,700 times. I’ve seen sellers wait 9 months hoping to squeeze out an extra $10,000, only to lose $30,000 in holding costs, repairs, and price reductions.
I’ve seen families tear themselves apart over inherited houses that sat vacant for a year while they argued about who should pay for the new furnace.
I’ve seen good people get crushed by carrying costs because they believed the market would “come back” next spring.
At the end of the day, you have two choices:
- Gamble that prices drop after you’ve already bled yourself dry on repairs and carrying costs
- Lock in certainty today with a cash offer that closes in a week
If you want certainty, speed, and zero repairs, my EZ Sell cash offer beats gambling on “someday.”
Bottom line:
If the house is a problem, the market isn’t going to solve it for you. I can.
If you’re dealing with probate, multiple heirs, or a house that needs work, selling an inherited house in Ohio doesn’t have to turn into a drawn-out legal and financial headache.
Would you like me to run the numbers on your property today?
Frequently Asked Questions
When will Ohio housing prices drop?
Ohio prices may drop slightly and unevenly over the next 12-24 months, but carrying costs, repairs, and commissions will cost you far more than any future dip saves. After 25 years and 1,700+ homes, I’ve seen waiting destroy more equity than price drops ever do.
Should I wait to sell my Ohio house or sell for cash now?
Waiting costs you $1,200+ per month in carrying costs, plus $33,500+ in repairs and 6% in commissions. A cash offer from EZ Sell closes in 7 days, as-is, with zero fees—saving you time, money, and stress.
How fast can I sell my house for cash in Ohio?
I can close in as little as 7 days. Most of my deals close in 7-14 days, depending on title work and your schedule. No repairs, no inspections, no waiting on buyer financing.
Do I have to pay closing costs when selling for cash?
Not with me. I cover closing costs on my cash offers. You get one clean number, and that’s what hits your bank account at closing.