I read through the WSJ article, “The Housing Market Is Swinging Toward Buyers.” Here’s the big picture breakdown before we bring it home to Cincinnati:

According to the article, about 62% of buyers last year purchased below the original list price, the highest proportion since 2019.

The average discount was around 8%, the largest since 2012. Buyers are also negotiating concessions like closing cost credits and mortgage rate buydowns.

Even more telling? There were 600,000 more sellers than buyers nationally in December, the largest gap on record

And the shift isn’t just theoretical.

During the four weeks ending January 25th, new listings rose about 1% year over year, the first inventory increase in more than two months. It’s modest. But it matters. More options change behavior.

At the same time, the median monthly housing payment is down 6.6% compared to a year ago. Lower mortgage rates and slightly softer pricing are nudging buyers back into the market.

But here’s the part I love.

Buyers aren’t rushing.

The typical home that sold last month took 63 days to go under contract, the longest stretch in six years.

The data is showing the shift. Now let’s talk about what that actually means here in Cincinnati.

Is It Finally a Buyer’s Market?

What the National Shift Means for Cincinnati Homebuyers

For years, buying a home felt like trying to grab the last cart at Costco on a Saturday. Multiple offers. Waived inspections. Emotional rollercoasters.

But the market is adjusting.

Nationally, more homes are selling below list price and buyers are negotiating again. And while Cincinnati has never been quite as dramatic as Florida or Texas in terms of supply swings, we are feeling the shift in our own way.

Here’s What I’m Seeing in Cincinnati:

• Homes that are priced correctly are still moving, especially in Oakley, Blue Ash, Montgomery, Wyoming, and along the I71 corridor.
• Overpriced homes? They’re sitting.
• Homes needing major renovations? Buyers are cautious.
• Inspection negotiations are back.
• Seller concessions are happening again.

It’s a correction toward balance. And that’s actually healthy.

Cincinnati is still fundamentally strong. We have steady demand from healthcare, skilled trades, logistics, University of Cincinnati, relocations, and long term homeowners. But buyers now have breathing room. That’s a win.

Why This Is a Strategic Moment for Buyers

When more homes are available and sellers are adjusting expectations, buyers regain leverage.

That means:

• More negotiating power
• Potential price reductions
• Closing cost credits
• Mortgage rate buydowns
• The ability to keep inspection protections

It also means being smart matters more than ever. This is where I come in.

The Smart Buyer Strategy (2026 Edition)

Let’s take the emotion out of it and put a plan in place.

1. Get Fully Pre Approved

Not pre qualified. Pre approved.

In a shifting market, sellers want serious buyers. A strong pre approval tells them you are ready and financially solid. It also gives you clarity on what monthly payment feels comfortable, not just what the bank says you can afford.

I can connect you with lenders who explain everything clearly and help you evaluate rate buydown options if a seller is offering concessions.

2. Define Your Must Haves vs. Nice to Haves

This is where we get strategic.

Must haves:
• School district preference
• Bedroom/bath count
• Commute time
• Yard size
• Budget ceiling

Nice to haves:
• Dream closet
• Finished basement
• Butler’s pantry
• Perfect paint color

When inventory expands, it’s easy to get distracted. Clarity keeps you confident.

3. Understand True Market Value

Just because a home is listed at a certain price does not mean that’s what it’s worth.

In a buyer leaning market, pricing gaps appear. Sellers who are still thinking 2021 pricing often have to adjust. My job is to run the comps, analyze neighborhood trends, and help you structure an offer that’s strong but smart. Like I say data, data, data!

Negotiation today is less about drama and more about data.

4. Use Concessions Strategically

Nationally, buyers are receiving concessions again

In Cincinnati, we’re seeing:

• Seller paid closing costs
• Repair credits
• Rate buydown contributions

Sometimes negotiating a credit is smarter than negotiating price. We look at the whole financial picture, not just the sticker price.

5. Stay Calm During Inspections

Inspections are back in play.

Buyers are less willing to absorb big surprises. That doesn’t mean every house is flawed. It means we negotiate responsibly. Recently I had to make calls and do alot of research to get my buyer what they wanted during inspections. I loved it, I love the rabbit hole knowledge quest to figure out the smartest solutions.

The goal is not to “win” the house. The goal is to buy wisely.

What This Is Not

Before my sellers panic and start side eyeing Zillow… take a breath. A shifting market does not mean desirable homes suddenly lose their sparkle. Well maintained, thoughtfully updated homes in strong Cincinnati neighborhoods are still attracting serious buyers. The difference now? Pricing and presentation matter more. The right strategy, smart pricing from day one, polished prep, strong marketing, and knowing how to negotiate, is what separates “sits on the market” from “sold with confidence.” In this market, sellers who are realistic and strategic can absolutely make strong, smart moves with a good realtor. Hello, My name is Kendall Stolz and I like data, strategy and managing expectations:))

Cincinnati remains steady. Our inventory is improving but not exploding. Essentially beautiful homes in desirable neighborhoods still attract attention. But buyers finally have options. And options are power.

Why Working With the Right Realtor Matters More in a Shift

In a frenzy market, almost any house sells.

In a shifting market, strategy wins.

Pricing analysis.
Neighborhood knowledge.
Offer structuring.
Concession strategy.
Inspection negotiation.
Appraisal awareness.

That’s the difference between just buying a house and buying the right house.

If you’ve been sitting on the sidelines because it felt chaotic, this might be your window.

If you’re curious what your buying power looks like right now, let’s talk.

If you want to quietly explore neighborhoods and run numbers before making a move, that’s exactly how I like to do it.

No pressure.
Just clarity.
And a smart plan.

The market is adjusting. Buyers have leverage again

The Housing Market Is Swinging ….

Let’s use it well.