If you turn on the national news tonight, you’ll hear the same tired headlines we’ve heard for two years: “Rates are uncertain,” “The housing market is cooling,” or “Buyers are pulling back.”
If you live in Phoenix or Austin, that might be true.
But if you live in Columbus, Ohio—specifically in the blast radius of the “Silicon Heartland”—those headlines aren’t just wrong. They are expensive distractions.
It is December 5th. The trees are bare, the Buckeyes’ regular season is in the rearview, and the standard real estate advice is to “hibernate until Spring.”
I am writing this to tell you that waiting until the tulips bloom in 2026 might be the most expensive decision you make this decade. Here is the reality of the Columbus market that Zillow isn’t showing you.
The “Intel Impact” is No Longer a Theory
For the last three years, we’ve talked about the Intel plant in New Albany as a “future project.”
In 2026, that future arrives.
We are seeing shifts on the ground that don’t show up in national data yet. We aren’t just seeing construction trucks; we are seeing the secondary wave. The suppliers, the logistics companies, and the service providers are quietly securing land and leases in Western Licking County and Eastern Franklin County.
While the national pundits talk about a “recession,” our local economy is gearing up for a gold rush. The demand for housing in our specific pocket of Ohio isn’t driven by national interest rates; it’s driven by thousands of high-paying jobs that need roofs over their heads now.
The “Math of Regret”: A Case Study
I talk to buyers every week who say, “We’re just going to wait for rates to drop another point.”
I get it. The monthly payment matters. But let me show you the math of waiting, using a scenario we saw play out vividly between 2024 and today.
Let’s look at “The Millers” (a hypothetical couple, but a very real situation).
The Scenario: In January 2024, The Millers found a solid 3-bedroom colonial in Hilliard listed for $350,000. They had the down payment, but the rate was 7%.
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Their Payment: ~$1,860/mo (Principal & Interest).
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Their Decision: “Let’s wait. When rates hit 5.5%, we’ll buy.”
The Reality (December 2025): Fast forward to today. Rates did drop… but only to 6.2%. They never hit that magical 5.5% number the news promised. Meanwhile, Columbus inventory stayed tight, and prices appreciated about 9% over two years.
That same house is now worth $381,500.
The Cost of Waiting:
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New Price: $381,500
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New Rate: 6.2%
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New Payment: ~$1,870/mo
Do you see what happened? By waiting two years to “save” on the rate, their monthly payment went UP by $10.
But the real pain isn’t the $10. It’s the $31,500 in equity they missed out on. That growth now belongs to the seller, not them. Add in the ~$48,000 they paid in rent while waiting, and their “patience” cost them nearly $80,000 in net wealth.
The 2026 “Sleeper” Pick: Johnstown
If you are looking for the smart buy in 2026—the place where you can still find value before it explodes—look at Johnstown.
Everyone is watching New Albany. But New Albany prices have already priced in the Intel excitement. Johnstown is the neighbor that is about to wake up.
It still has the rural, small-town charm that people love, but it is sitting directly in the path of progress. As the infrastructure improves and the commute to the tech hub becomes negligible, we expect Johnstown (and nearby areas like Galena) to see a significant value jump in late 2026.
This is the window. Once the spring rush hits, the “secret” will be out.
Your December Assignment
If you are thinking of selling in Q1 2026, do not wait until March to call a contractor.
The best painters, stagers, and handymen in Columbus book up fast in the spring. Call them now. Get your quotes in December while their phones are quiet. You will get better pricing and their full attention.
Stop Guessing. Let’s Strategize.
The “Spring Market” is for people who like bidding wars and stress. The “Winter Market” is for strategic buyers and sellers who want to win.
If you want to know what your home is actually worth in this new economy, or if you want to find your own “Johnstown” before prices jump again, let’s talk.