The Central Ohio market is shifting, but it’s shifting toward opportunity for well-prepared agents. Inventory has climbed to its highest level since 2016, while buyers are digesting new rules around representation, compensation, and written agreements. At Styer Real Estate Professionals (StyerREP), we’re distilling the noise into clear moves you can make right now to win listings, guide buyers with confidence, and future proof your business. Housing inventory in our region reached 5,736 homes in August 2025... up 25% year over year and the highest since 2016, giving agents more room to negotiate and match clients to the right properties. Columbus Realtors
What’s Really Happening in the Market (and How to Talk About It)
Nationally, existing-home sales remain subdued, held back by affordability and still-elevated rates. The 30-year fixed recently hovered near the mid-6s, an improvement from early 2025 but still above the sub 6% threshold that would unleash stronger demand. Use this context to set expectations with clients and to calibrate pricing and offer strategies. Reuters+1
Locally, the story is inventory. With active listings at a nine year high, well priced homes still move, but the blanket frenzy of 2021–2022 has cooled. This creates a teaching moment: explain to sellers that today’s “balanced but competitive” conditions reward preparation, pricing discipline, and professional marketing; for buyers, the message is that choice is improving, and competition varies by price band and neighborhood. Columbus Realtors
The New Rules: What Agents Must Do Differently
The 2024 practice changes require written buyer agreements before home tours and remove all offers of compensation from the MLS. Compensation remains negotiable, but you must communicate it outside the MLS and secure it in writing with your client. Build a tight workflow: consult → present services and fees → sign → tour. parealtors.org+3National Association of REALTORS®+3National Association of REALTORS®+3
Key agent actions:
Use a clear, client friendly buyer presentation that outlines services, fee options, and scenarios (e.g., seller concessions vs. buyer paid).
Update listing workflows to discuss how buyer compensation may be handled off MLS via permissible channels.
Audit your forms package to ensure conspicuous disclosures and compliant language across listing, buyer, and purchase documents. National Association of REALTORS®
Affordability & Supply: Why Policy Matters to Your Pipeline
Central Ohio is planning for ~720,000 more residents by 2050, which will require substantial housing growth. Agents who can translate policy into consumer value (and into investor strategy) will lead. Columbus is advancing zoning-code modernization to enable more mixed-use and housing options and exploring corridor specific updates to speed approvals, both aimed at unlocking supply and shortening timelines. MORPC+2Columbus Government+2
Short-term rentals (STRs) are here to stay, but within rules. Columbus requires STR permits and caps occupancy based on sleeping-area standards. These local guardrails help maintain neighborhood stability while preserving the option set for owners and investors. Knowing the basics helps you advise clients (or structure offers) confidently. Columbus Government+1
Data-Driven Counseling That Wins Trust
In a higher information market, agents are valued for interpretation, not just access. Lean into hyperlocal data (zip-code level days on market, absorption by price tier) and pair it with financing scenarios that incorporate today’s rate environment:
For sellers: Price to the market you have, not the memory of 2021. Pre list inspections, strategic repairs, and professional media will preserve days on market leverage.
For buyers: Rate buydowns and seller credits can meaningfully reduce payment shock, especially when inventory gives you negotiation room.
For investors: Run conservative pro formas (mid-6% interest assumptions) and underwrite to realistic rent growth; layer in Columbus’ permitting and STR rules when modeling. Reuters+2Columbus Government+2
Tech & Process: Build a Future Ready Client Experience
The agent’s edge is moving from speed alone to structured visibility, showing clients what you’re doing and why it matters.
Written scopes of service mapped to milestones (search, tours, offers, inspections, closing) make your value tangible.
Deal transparency (timeline trackers, weekly “what’s done/what’s next” memos) reduces anxiety and reinforces professionalism.
AI-assisted workflows (drafting summaries, templated update emails, listing copy starters) save time but should always be human reviewed for local nuance and compliance.
Adopt the tools—but make the experience unmistakably yours.
Quick Tips
Bring a one page “Working Together” sheet for buyer consults that explains compensation options in plain English. National Association of REALTORS®+1
For listings, pre negotiate acceptable buyer credit scenarios to support financing flexibility without chasing price cuts. Reuters
Keep a live “zoning & permitting” cheat sheet for common neighborhoods/corridors to set renovation and development expectations early. Columbus Government+1
Know the STR basics to advise owners who ask about renting part-time. Columbus Government+1
FAQs
Q1: Do buyers have to sign with me before I show homes now?
A1: Yes. As of Aug. 17, 2024, MLS participants must have a written agreement with a buyer before touring (in-person or live virtual). The agreement defines services and how you’ll be paid (which remains fully negotiable). National Association of REALTORS®
Q2: Can sellers still offer to help cover buyer agent fees?
A2: Yes... but not on the MLS. Offers of compensation can’t be advertised or communicated via the MLS; they can be discussed and negotiated off MLS through lawful channels (e.g., direct communications, marketing outside the MLS, or seller concessions in offers). National Association of REALTORS®+2National Association of REALTORS®+2
Q3: What’s the short-term rental rule of thumb inside Columbus?
A3: You need a city STR permit for each unit, and occupancy is limited by sleeping area standards in the housing code. Always verify current requirements before purchase or listing. Columbus Government+1
Conclusion
Change favors prepared professionals. Inventory is improving, buyers are adapting to clear agreements, and the city is modernizing zoning to add housing options. If you want a brokerage that helps you operationalize all of this... systems, coaching, tech, and a client experience that stands out... Join Styer Real Estate Professionals. Let’s build a smarter, sustainable business together. Explore how to join StyerREP.