What changed from October 2025 to October 2026?

Closed sales declined from 127 to 121 (−4.7%). The median sold price declined from $570,000 to $536,990 (−5.8%), while the average declined from $603,111 to $573,946 (−4.8%). These are comparisons of different homes sold in each month, not a repeat-sales home appreciation index.

The median MLS days on market increased from 18 days to 22 days, and the average increased from 36.8 to 47.8 days. One October 2026 record with an invalid negative DOM was excluded from timing statistics (valid n=120).

Among October 2026 closings, 55 of 121 (45.5%) had a final asking price below the original asking price, versus 51 of 127 (40.2%) in October 2025. This is an asking-price change, not the discount negotiated from the final list price.

How many homes are competing for buyers now?

The November 5 MLS export contains 395 active properties: 297 single-family homes, 96 condominiums and 2 other residential property-subtype records. Among all 395, 234 (59.2%) were priced below their original MLS asking prices. The median current listing age, measured from MLS entry through November 5, was 59 days.

Using 428 closings in August–October 2026, the recent average was 142.7 closings per month. Dividing 395 active homes by that pace produces an estimated 2.8 months of supply. This is a backward-looking approximation, not a forecast or a real-time inventory feed.

Which price ranges have the most competition?

On narrow screens, swipe within the table to see every column.

*Active inventory is grouped by asking price, while August–October closings are grouped by sold price. These estimates are directional; they are not matched listing-cohort conversion rates.

At $1 million and above, the export shows 46 active homes against just 4 October closings. Using the full August–October pace, that price band has an estimated 4.5 months of supply, versus 2.2 months in the $400,000–$599,999 range. Four October luxury closings are too few to draw strong conclusions about month-to-month luxury price movements.

Where did October sales take place within Olentangy Schools?

The MLS mailing-city field identifies 45 October closings in Powell, 31 in Lewis Center, 25 in Delaware, 9 in Galena, 4 in Columbus, 4 in Sunbury and 3 in Westerville. These labels describe mailing addresses within the district dataset, not incorporated-city boundaries.

For a property-specific decision, compare homes with the same school assignment, similar square footage and condition, and a realistic buyer search area. A Powell mailing address is not interchangeable with the entire school district.

When have homes been closing in the district?

Across the observed October 2025–October 2026 period, closings peaked at 198 in June 2026, compared with 72 in January and 121 in October. These are closing dates, not contract dates or listing launch dates. One observed annual cycle does not establish a recurring multi-year seasonal pattern.

Homeowners considering a spring or summer sale should plan photography, repairs, presentation and pricing ahead of anticipated buyer activity. Closings often occur weeks after a home goes under contract, so the highest closing month is not necessarily the best listing month.

What does this mean for buyers and sellers?

For homeowners preparing to sell

Study recent closed comparables and active alternatives separately. Pay attention to the share of competing homes that have reduced their asking prices. If your home is in the upper price ranges, allow for a potentially narrower buyer pool and a more property-specific marketing plan.

For buyers

More active choices and a high incidence of asking-price reductions may create opportunities to compare properties carefully. But do not assume every seller will negotiate: well-positioned homes can still move quickly, and price-band conditions vary.

For downsizers and relocating households

Consider both sides of the move: your likely sale proceeds and the inventory available in your target property type. Condominiums, detached homes, new construction and luxury properties should not be treated as a single market.

Questions Olentangy Schools homeowners ask

Are Olentangy home prices falling?

The October 2026 median closed price was 5.8% below October 2025. That describes the mix of homes that sold; it does not establish that an individual property depreciated 5.8%.

Is Olentangy still a seller's market?

The export supports an estimated 2.8 months of supply using the November 5 active count and August–October closings. Conditions vary by price and home type, so the district-wide number alone is not enough to classify every segment.

How many homes have reduced prices?

234 of 395 active listings, or 59.2%, had current asking prices below their original MLS asking prices in the export.

How long does it take to sell a home?

October closings had a 22-day median MLS days on market, versus 18 days a year earlier. Time to close after contract is separate from DOM.

Does a Powell or Delaware mailing address determine the school district?

No. Mailing-city boundaries and school-district assignments are not equivalent. Confirm the district for the specific property.

When should I prepare for a spring sale?

Begin preparation before the expected seasonal closing peak, allowing time for pricing research, repairs, staging and marketing. The observed 2026 peak in closings was June, not necessarily the peak month for new contracts.

About the author

Andrew Robinson is a Luxury & Executive Real Estate Advisor with Real of Ohio | REAL Brokerage Technologies. A Realtor since 2014, he holds the CLHMS Guild designation and is a REAL Luxury Founding Member and REAL Elite member. He advises homeowners and buyers across Powell, Lewis Center, Delaware County and Central Ohio.