The “Gray Days” of January Are Your Biggest Asset
Look out the window. It’s January in Central Ohio. It’s gray, the ground is frozen, and the last thing most people want to do is tour an open house.
Good.
If you are a serious buyer in Columbus, Westerville, or New Albany, this weather is your best friend.
There is a dangerous myth circulating in our industry right now. It suggests that you should “wait for the flowers to bloom” before listing or buying. As specialists who live and breathe this local market, let us be blunt: If you wait for the grass to turn green, you are going to pay a premium for it.
Here is the reality of the 2026 Columbus market that the national headlines aren’t telling you.
1. The Orange Barrels on SR 161 Don’t Care About Headlines
You’ve seen the news reports about timelines shifting for the Intel project. But if you drive SR 161 through New Albany, you see the reality. The lanes are widening. The noise walls are going up. The infrastructure is being poured right now.
While the national media debates “timelines,” local commercial investment is continuing at a breakneck pace. This means the appreciation window for homes in the northeast corridor (Westerville, New Albany, Johnstown) is not “coming soon.” It is here.
When the heavy machinery is moving, the property values are moving. Buying now secures your foothold before the next wave of workforce housing demand hits later this year.
2. The “Super Bowl Rule”
In Columbus, the “Spring Market” doesn’t start when the calendar hits March 20th. It starts the Monday after the Super Bowl (Feb 9, 2026).
Right now, in late January:
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Inventory is stagnant: But the sellers who are listed are motivated. They aren’t testing the market for fun in 20-degree weather.
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Competition is hibernating: Most buyers are “Zillow-surfing” from their couches, planning to get pre-approved in March.
By waiting until April, you enter a market where a good home in Powell or Worthington has five offers within 48 hours. Right now, that same home sits for an average of 16-20 days. That gap is where you negotiate.
3. January is the Ultimate “Stress Test” for a Home
We love showing houses in January. Why? Because sunshine hides a lot of sins.
When you tour a home in May, the landscaping looks beautiful and the windows are open. You fall in love with the vibe.
When you tour a home in January, you are buying the structure:
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Insulation: If the upstairs bedroom is 10 degrees colder than the living room, you’ll feel it today. You won’t feel it in May.
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Drainage: With the freeze-thaw cycles we get in Ohio, you can see exactly where the water pools in the backyard or if the basement smells damp.
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Windows: You can feel the drafts standing three feet away.
Buying in the winter allows you to see the property at its worst, so there are no surprises when you move in.
4. Inspection Contingencies: Keep Them While You Can
This is the most critical point for your wallet.
In the heat of a bidding war (which we fully expect to return by mid-spring), the first thing desperate buyers toss out is the Inspection Remedy. They agree to take the house “as-is” just to get the contract.
In late January/early February, because you are likely the only offer on the table, you keep your leverage. You can demand a full inspection. You can ask for repairs. You can negotiate closing costs.
The Bottom Line
The “Spring Market” isn’t a season; it’s a level of competition. And that competition is waking up in about two weeks.
Don’t wait for the frenzy. If you are serious about making a move in 2026, we need to strategize before the Super Bowl commercials air.