Welcome to this month’s issue of HomeTown, where June always feels like a turning point...

And the weather finally begins to cooperate… at least a little. Gardens wake up. Graduation parties fill the weekends. Vacation plans start coming together. In real estate, people begin asking themselves bigger questions about what comes next.

This month’s feature article, What Are You Waiting For?, explores exactly that. For years, many homeowners and buyers have been sitting on the sidelines waiting for the “perfect” time. But as the market continues to evolve across Northeast Ohio, many are beginning to realize that waiting has a cost too. The question is no longer whether the market is changing. It’s whether you’re ready to move with it.

In this month’s Lender Insider Tips, Matt Panigutti of American Pacific Mortgage delivers his final article under the APM moniker!

Matt and his team are making big moves of their own, and we’re excited to introduce an important new chapter in our lending partnership. The team many of you have worked with through American Pacific Mortgage has entered into a new partnership with Revolution Mortgage.

This move will allow our clients access to even stronger lending tools, including pre-underwritten pre-approvals designed to strengthen offers and create more confidence during the buying process. Just as important, the new partnership is expected to help streamline underwriting and shorten closing timelines, with many transactions aiming to close in as little as three weeks.

And finally, as I write in this month’s closing reflections, maybe weather and the market have more in common than we think. One day feels uncertain. The next day everything seems to come alive again. Yet somehow, despite the cold spells, the waiting, and the unpredictability, the flowers bloom anyway.

Maybe that’s a good reminder for all of us.

I hope you enjoy this issue of HomeTown.

What Are You Waiting For?

By Scott Carpenter, The Carpenter Group

For the past five years, homeowners across Northeast Ohio have watched one of the strongest seller’s markets in recent memory unfold right in front of them.

Homes sold quickly. Multiple offers became common. Buyers waived contingencies. Sellers found themselves in a position many never imagined they would see in their lifetime.

And many people cashed in.

Some downsized. Some moved closer to family. Some finally bought the dream home they had talked about for years. Others sold investment properties at prices that once felt impossible.

But alongside all those people who took action were countless others who waited.

Some waited because they thought interest rates would fall back to 3% or lower. Some waited because they believed prices would continue climbing forever. Others simply hoped the “perfect time” would reveal itself.

Now, little by little, the market is changing.

Across much of Northeast Ohio, sales activity is increasing again, but so are days on market. Buyers have more choices than they did a year or two ago. And with more choices comes more selectivity. Homes that once sold instantly now require a stronger presentation, a better pricing strategy, marketing, and more patience.

In some communities, it is still very much a seller’s market. Well-prepared homes in desirable locations continue to command strong prices. But overall, we are moving toward something that looks more balanced than the frenzy of the pandemic years.

And honestly, that may not be a bad thing.

The reality is, consumers are adapting. What once felt like “high” interest rates is increasingly becoming acceptable. Historically speaking, rates in the 6% to 7% range are not unusual. What shocked consumers was the brief window of historically low pandemic-era rates that changed everyone’s expectations.

For years, many homeowners felt stuck.

If they sold, where would they go? Why trade a 3% mortgage for a 6.5% one? Why leave a home that no longer fits their life simply because they felt financing was a drag?

But people are beginning to realize something important:

Life does not wait for interest rates.

Families grow. Kids leave home. Careers change. Health changes. Retirement arrives. Opportunities appear unexpectedly. And eventually, the cost of waiting can exceed the cost of moving.

I’ve heard this personally in conversations lately with both buyers and sellers across the region. The tone is changing. Less paralysis. Less waiting for better headlines. More people are simply deciding it’s time to move forward with life as it is, not as they wish it might be.

And maybe that is the real story of this market.

Not fear.

Not hype.

Not even interest rates — instead, the understanding that no market lasts forever, and no “perfect moment” ever truly arrives.

As I’ve reflected on this lately, I’ve found myself thinking about how many major decisions in life happen this way. We wait for certainty. We wait for comfort. We wait for conditions to feel ideal.

Yet some of the best decisions we ever make happen when we finally stop waiting.

The families who sold at the right time over the past five years were not fortune tellers. They simply got out of their own way, and they didn’t allow perfection to get in the way of their progress.

So, what are you waiting for?

Fast-Moving Spring

Lakewood

Lakewood has 1.98 months of inventory, down 1% month over month and up 14% year over year. Median active list price is $255,000, while median new listing price is $375,000. Median days on market are 4, down 43% month over month.

The Impact: Increased inventory paired with extremely fast sales creates a market where timing is everything. Buyers and sellers must move quickly and coordinate carefully to stay competitive.

Action Plan: Monitor pricing and inventory trends closely. Act quickly when opportunities appear. Align buying and selling timelines to match rapid market conditions.

Shaker Heights

Shaker Heights has 1.88 months of inventory, down 12% month over month and up 4% year over year. Median active list price is $377,000, while median sold price is $373,000, up 31% month over month. Median days on market are 5, down 89% month over month.

The Impact: Very low inventory combined with extremely fast sales continues to drive strong competition. Buyers must act quickly, while sellers benefit from strong pricing momentum.

Action Plan: Secure financing in advance and be prepared to move quickly. Sellers should focus on presentation and pricing strategy to maximize demand in a fast-moving market.

Cleveland Heights

Cleveland Heights has 1.31 months of inventory, down 5% month over month and up 55% year over year. Median active list price is $295,000, while median new list price is $334,900. Median days on market are 4, down 93% month over month.

The Impact: Tight inventory and extremely fast market speed create strong competition across both buyers and sellers. Timing and pricing precision are critical.

Action Plan: Align buying and selling timelines carefully. Price competitively based on current conditions. Stay ready to act quickly in a fast-moving environment.

Cuyahoga County

Cuyahoga County has 1.65 months of inventory, down 7% month over month and up 11% year over year. Median sold price is $241,249, up 9% month over month. Median days on market are 10, down 41% month over month.

The Impact: Tight inventory and rising prices continue to increase competition across the country. Buyers and sellers must carefully coordinate timing to navigate conditions effectively.

Action Plan: Prepare homes thoroughly before listing. Align buying and selling timelines strategically. Stay responsive to new listings and market shifts.

Lorain County

Lorain County has 1.50 months of inventory, down 5% month over month and down 9% year over year. Median sold price is $287,000, up 10% month over month. Median days on market are 12, down 33% month over month.

The Impact: Low inventory and strong demand create a competitive environment where well-priced homes move quickly and attract strong interest.

Action Plan: List strategically to capture demand. Enhance property presentation to stand out. Work with market timing to maximize pricing potential.

Buying or selling a home moves fast, and the right approach makes all the difference. These quick tips will help you stay prepared, make smarter decisions, and get better results. Keep them in mind as you navigate the process.

Hidden Opportunities in Today’s Market:

A Guide for Buyers and Sellers

In real estate, the difference between a smooth, successful transaction and a Buying or selling a home in today’s Cleveland-area market can feel confusing.

One headline says buyers have more options. Another says good homes are still moving quickly. Rates are still part of the conversation, inventory has

opened up in some pockets, and everyone is trying to decide whether now is the right time to move.

But here’s the truth most people miss:

The best opportunities in this market are not always obvious.

They are not always the homes with the biggest price cuts or the buyers with the highest offers. They usually show up through preparation, timing, structure,

and the ability to see what other people overlook.

After more than two decades in this business, I’ve seen it play out the same way over and over:

Prepared people see opportunities that anxious people miss.

Let me break it down.

Opportunity With Information Helps You Win

Whether you’re a buyer or seller, the most valuable thing you can bring into the process is clarity.

For buyers, that means knowing your real budget, not just your pre-approval number. It means understanding your payment comfort zone, cash to close,

timing, and what loan structure actually fits your life.

For sellers, it means being clear about condition, repairs, timing, and what matters most in the offer beyond price.

Examples:

Buyers who know their numbers can move quickly when the right home appears.
Sellers who are upfront about condition reduce surprises, renegotiations, and deal fallout.
Agents and lenders can only build the right strategy when they have the right information.

Clarity creates strategy. Strategy creates leverage.

Opportunity With Timing Creates Leverage

Some homes are taking longer to sell than they did during the peak competition years.

That does not mean every listing is a bargain.

It means buyers may have room to ask better questions.

How long has the home been listed?
Has the price already been reduced?
Is the seller vacant, relocating, or carrying two payments?
Would a seller credit help both sides more than a small price reduction?

For sellers, timing matters too.

The best time to fix pricing, presentation, and repair issues is before the home hits the market, not after buyers have already passed it by.

The market still rewards preparation. It just punishes guesswork faster.

Opportunity in Payment Strategy Is Bigger Than Price

Most people focus only on purchase price.

That is a mistake.

In today’s market, the structure of the deal can matter just as much as the price, sometimes more.

A buyer may be better served by a seller credit toward closing costs, a temporary buydown, a permanent rate buydown, or a repair credit than by simply

asking for a lower price.

A seller may be better served by offering a targeted concession that helps the buyer qualify, feel comfortable, and close with confidence.

The best deal is not always the lowest price.

The best deal is the one that closes cleanly and works for both sides.

Opportunity in Condition Is Being Overlooked

Buyers often want the perfect home.

Updated kitchen.
Finished basement.
Fresh paint.
New fixtures.
Move-in ready.

There is nothing wrong with that. But perfect homes attract the most attention.

The hidden opportunity may be the home with good bones that needs cosmetic work.

Paint, flooring, fixtures, landscaping, and small updates can scare away buyers who do not want a project. That creates room for the buyer who can see

beyond the presentation.

For sellers, the lesson is simple:

Condition matters.

You do not need to over-improve the home, but you do need to remove obvious objections. Clean, simple, financeable, and well-presented homes still stand

out.

Opportunity in Negotiation Is a Superpower

The competitive instinct says:

“Push for everything. Give up nothing. Win the deal.”

But the most successful buyers and sellers usually play a smarter game.

They understand that negotiation is not just about pressure. It is about solving the problem that is standing in the way of the closing.

Examples:

A buyer who is flexible on occupancy may beat a higher offer.
A seller who offers a clean repair response may avoid weeks of back-and-forth.
A seller who helps solve the buyer’s payment concern may protect the sale price and keep the deal moving.

Terms matter.

Tone matters.

Certainty matters.

In a market where people are cautious, confidence stands out.

The Bottom Line

Today’s Cleveland housing market is not one simple story.

Some homes are still competitive. Some are sitting. Some sellers have leverage. Some buyers have room to negotiate. Some suburbs are tighter than others.

Some listings are priced correctly, and some are creating opportunities because they missed the market.

The key is knowing the difference.

If you are thinking about buying or selling, do not make the decision based on fear, headlines, or what happened two years ago.

Get the numbers.
Understand the leverage.
Structure the deal correctly.

The best opportunities in today’s market are not always loud.

But they are there for the people who are prepared enough to see them.

What Are You Waiting For?