More Choices. Less Room for Error.

Dear clients and friends,

The Cincinnati Real Estate market is giving buyers something they haven’t had as much of in recent years: choice. Residential inventory across Greater Cincinnati increased 17.13% year over year in August. At the same time, new single-family and condo listings actually declined 1.52% compared with last August. That tells us the increase in available homes isn’t simply coming from a rush of new listings. More inventory is remaining on the market. Buyer demand hasn’t disappeared. Pending single-family and condo sales increased slightly, up 0.63% year over year. But buyers now have more opportunities to compare homes before making a decision. For sellers, that changes the strategy.

Homes Are Still Gaining Value

Despite growing inventory, Cincinnati home prices continued moving higher. The average single-family sale price reached $406,500 in August, a 7.08% increase from a year ago. The median price climbed 5.35% to $335,000. Those numbers show that buyers are still willing to pay for the right homes. But they’re becoming more selective about which homes earn their attention. We’re seeing another sign of that shift. Expired listings increased 12.56% year over year, while canceled single-family and condo listings rose 3.67%. The opportunity for sellers is still there. The margin for error is getting smaller.

How The Chabris Group Is Outperforming Cincinnati

The difference becomes clearer when we look at days on market. The average single-family home across Cincinnati spent 22 days on market in August. Homes represented by The Chabris Group averaged just 17 days, meaning our listings sold about 23% faster than the broader market average. Our sellers also averaged a 100.04% list-to-sale price ratio in August. Our average list price was $308,054, and our average sale price was $306,708.

Those are separate performance measures, but together they reinforce an important point: even as buyers gain more choices, our listings continue moving faster than the market while our sellers average essentially full asking price. That comes back to preparation, pricing, marketing, negotiation, and knowing how to position a property before it ever hits the market.

Strong representation isn’t only reflected in monthly statistics. It’s also measured by the trust clients place in their Realtor over time.

Tamara Powers recently shared this Google Review:

“I can’t say enough about [my Realtor]! She sold my first house 30 years ago! She helped me find and create a deal on my current home 9 years ago! I was able to purchase the home 8,000 less than asking [in] 2017, which was not heard of that year. [My Realtor] treated me like a family member and made sure I picked the best home for my needs as a single woman. I think she would be a great realtor for any one looking for [an honest and transparent Realtor]! Love this lady!”

That kind of long-term relationship is what Relentless Representation & Exceptional Experiences is all about. Markets change, but honest advice, strong negotiation, and putting a client’s interests first never go out of style.

What This Means for Sellers

August isn’t telling homeowners that it’s a bad time to sell. It’s telling them that simply putting a home on the market is no longer enough. When buyers have more choices, they notice the difference between a home that’s properly prepared and one that isn’t. They compare price, condition, presentation, and value. A weak launch can mean additional days on market or, increasingly, a listing that doesn’t sell at all. That’s why the strategy before the listing goes live matters so much.

The Bottom Line

The Cincinnati housing market remains healthy. Prices are higher than they were a year ago, buyers are still active, and homes continue to sell. But the market is becoming less forgiving. In August, The Chabris Group averaged 17 days on market compared with 22 days across the broader single-family market, while our sellers averaged 100.04% of asking price. More choices for buyers don’t have to mean weaker results for sellers. They simply make the right strategy and representation more important.

Planning a Move in Cincinnati?

If you’re considering buying or selling, connect with The Chabris Group. We’ll help you understand what’s happening in your specific part of the Cincinnati Real Estate market and build a strategy around today’s conditions.