Week Ending February 13, 2026

Winter may still be hanging around, but the housing market is already stretching toward spring. Inventory is rising, rates are steady, and buyers finally have something they haven’t had in a while—options.

Let’s break it down.

National Real Estate Update

🌷 Inventory Is Growing

Every year, inventory dips in winter and builds into spring. That seasonal pattern is underway—and that’s good news for buyers.

• Existing-home sales: 3.91 million (annualized)
  • Down 8.4% month-over-month
  • Down 4.4% year-over-year
• Inventory: 1.2 million homes
  • Up 3.4% year-over-year
• Homes are sitting 8 days longer than last year
• Median listing prices: Down 2.4% year-over-year

More listings + slightly softer pricing = buyers gaining leverage.

That said, spring also brings more buyer competition. More homes, yes—but more shoppers too. The best properties still won’t sit.

Jobs Report & Mortgage Rates

The latest employment data showed:

• 130,000 jobs added in January 2026
• Unemployment fell to 4.3%
• Major downward revisions to 2025 job totals (lowest annual job growth since 2003)

Markets reacted cautiously. While headline job growth looked strong, revisions raised eyebrows.

What Happened to Rates?

Bond markets largely shrugged.

Mortgage rates held steady in the low 6% range, and expectations for Fed rate cuts in March or April have faded.

Here’s where rates stand locally in Central Ohio:

Rates dipped slightly this week after weak retail sales data. Overall, we’re about 60 basis points lower than this time last year.

Bottom line:
Rates are stable. No dramatic drops coming. If you qualify comfortably, this is a planning environment—not a waiting game.

Ohio Market Snapshot

Ohio is following national trends with a modest cooling in activity:

• Sales: Down 6.8% year-over-year (earlier February data)
• Average Price: $284,191 (up 6.4%)
• 12 of 14 major markets still showing price growth

Demand remains steady, but buyers are more selective. Sellers no longer get a free pass for overpricing.

Central Ohio Market Update

Central Ohio continues to show stability—steady demand with growing inventory.

January 2026 Numbers:

• Closed Sales: 1,504 (virtually flat year-over-year)
• Pending Sales: Up 5.5% (despite winter storms)
• Inventory: 4,164 homes (up 7.2%)
• Months of Supply: 1.7 months
• Median Sale Price: $319,900 (up 6.7%)
• Days on Market: 48 days (up 11.6%)

What Does This Mean?

• Buyers have more options than last winter.
• Sellers must price correctly or sit longer.
• Well-prepared homes still move.

Hilliard stood out with a 43–62% sales surge, driven by a 29% increase in new listings. More supply unlocked demand.

Storm activity slowed showings temporarily, but pending contracts suggest momentum is building into spring.

Policy & Market Factors This Week

• A short government shutdown added uncertainty.
• A major winter storm slowed activity nationally.
• A new executive order targeting large institutional investors purchasing single-family homes could reshape inventory dynamics if implemented aggressively.

If investor activity slows, that could mean less competition for individual buyers—especially in entry-level price ranges.

Strategy Corner

For Buyers

• More inventory means more negotiating power.
• Inspections and contingencies are back on the table.
• Lock strategically if you qualify—waiting for 4% rates isn’t realistic.
• Watch well-priced homes in strong suburbs—they still move quickly.

For Sellers

• Price right from day one.
• Days on market are creeping toward 50.
• Overpricing costs more than it gains.
• Move-in ready wins in today’s pickier environment.

Look Ahead: What to Watch Next Week

• February housing data releases
• Any clarification on investor-focused housing policies
• Continued rate stability near 6%
• Early spring listing acceleration

If inventory continues to build and rates remain stable, we could see a more balanced spring market than we’ve had in years.

That’s not a crash.
That’s normalization.

And honestly? After the frenzy of the last few years, normal isn’t a bad thing.

If you’re thinking about buying or selling in Central Ohio this spring, this is the kind of market that rewards preparation and strategy—not guesswork.