What Is the Ottawa Hills Real Estate Market Like in 2026? 42 Sales, $432,450 Median

42 houses closed in Ottawa Hills between January 1 and August 28, 2026. They ran a median $432,450, at $166 a square foot, and took a median 56 days to go under contract.

Another 14 sales in the same window were condominiums, and they ran a median $135,250.

Average all 56 together and you get a number that no house in the village behaves like. The portal median for Ottawa Hills is two separate markets in a blender, and the rest of this post keeps them apart.

What is the median home price in Ottawa Hills, Ohio?

$432,450 for a house. From the NORIS MLS exports I pull and dedupe myself, filtered to closed single-family sales in calendar 2026, data through August 28.

The midpoint hides how wide this village is, so the table carries the full distribution.

2026 sale price band	House closings	Share of the 42
Under $300,000	6	14 percent
$300,000 to $500,000	19	45 percent
$500,000 to $750,000	11	26 percent
$750,000 and up	6	14 percent

Sales ran from $200,000 to $1,405,000. The middle half sat between $326,900 and $624,000.

The median house that sold measured 2,917 finished square feet, and the median year built computes to 1947.5, so half the houses that closed were standing before 1948. That is a big old house by west side standards, and it is the reason the per-foot number reads the way it does.

Is Ottawa Hills more expensive than Sylvania or Perrysburg?

Depends which number you look at. On the price of the house, Ottawa Hills is the most expensive address on the west side outside Monclova. On the price per square foot, it is the cheapest of the four.

Town, 2026 house sales	Closings	Median sale price	Median $/sq ft	Median sq ft	Median days to contract
Ottawa Hills	42	$432,450	$166	2,917	56
Monclova	44	$521,000	$202	2,668	40
Perrysburg	341	$425,000	$197	2,228	41
Sylvania	258	$365,000	$172	2,169	35
Maumee	212	$319,148	$176	1,838	35
Toledo	2,028	$152,488	$118	1,301	38

Same filter for every row: single-family, closed, 2026, from the same September 3 export.

Look at the square footage column. You are buying about 700 more feet of house in Ottawa Hills than in Sylvania or Perrysburg, and a big old house does not price in a straight line. Nobody pays the kitchen rate for the fourth bedroom, the back stair, and the third floor.

I'm a contractor's kid and I went to Ohio State for marketing, and this is one of the places growing up around construction pays off. A 2,900 square foot house from 1947 is not a third more house than a 2,200 square foot house from 1996. It has different systems, different insulation, different windows, and a different utility bill, and the per-foot discount is the market pricing that in. There is no bargain sitting unnoticed in that column.

For the architecture and scarcity side of why the village commands what it does, I wrote that up in why Ottawa Hills homes are so expensive. For how the per-foot math runs across the whole region, see price per square foot in Greater Toledo.

How long does it take to sell a house in Ottawa Hills?

A median 56 days from listing contract to purchase contract, on the 42 sales of 2026. That is the slowest number in the table above, and it is slow by about three weeks against Sylvania and Maumee.

Two notes on that figure so nobody argues with it. First, it is listing contract date to purchase contract date, which is the same arithmetic in every town in the table. The NORIS days-on-market field reads a median 40 for the same 42 Ottawa Hills sales, because that field counts differently, and I use the contract dates so every row is measured the same way. Second, it is a median, so half the village's sellers waited longer than eight weeks.

There is nothing wrong with the houses. The village is small and almost entirely built out, and in my experience a market that small does not have a line of qualified buyers standing by for a specific 1929 Tudor on a specific street. It has a trickle, and you wait for the right one.

Plan the listing timeline around eight weeks to contract, then add the closing period on top. Sellers who budget four weeks start cutting price in week five for no reason other than impatience, and that is how the next number happens.

Do Ottawa Hills sellers get their asking price?

Usually not their first one.

27 of the 42 house sales closed below their original asking price, by a median $25,000 among those 27. Ten closed above the original price, five closed exactly at it. Measured against the final list price, after any cuts, the median sale landed at 98.8 percent and 11 of 42 closed above it.

Put that next to the rest of the west side and the gap is wide. 24 percent of Ottawa Hills houses closed above their original asking price in 2026. Sylvania ran 44 percent, Maumee 50 percent, Perrysburg 34 percent. That is a direct consequence of the 56 day timeline: long market time creates price cuts, price cuts create the expectation of price cuts, and buyers here arrive expecting to negotiate because the closed record tells them to.

Two practical reads come out of that.

1. If you are selling, the first price is doing more work here than in a faster town, because you will not get a quick second chance. A cut in Ottawa Hills is public and slow, and by the time it happens the listing has sat long enough for buyers to ask what is wrong with it.
2. If you are buying, the closed data supports a solid offer below asking on a listing that has been out more than a few weeks. A supported number off the comps, with the days on market in the cover note, is a different thing from a lowball.

Nine of the 42 house buyers paid cash, which is 21 percent. Thirty used conventional financing, and the rest were one FHA, one VA and one listed as other.

If you are on the selling side of this and want to know where your first price should land, start with the home value tool and I will pull the closed set for your street behind it.

How does 2026 compare with 2025 in Ottawa Hills?

Carefully. My export only reaches back to May 2025, so a full-year comparison is not available, and the fair way to compare is the same calendar window in both years.

May 9 to August 28	Closings	Median sale price	Median $/sq ft	Median sq ft	Sales over $750,000	Days to contract
2025 window	22	$467,500	$175	2,860	4	54
2026 window	27	$403,000	$160	2,860	2	56

Read that as mix, not as a price drop. The median size rounds to the same 2,860 feet in both windows, the share closing under original asking was almost identical (64 percent in 2025, 63 percent in 2026), and the difference in the median comes down to four sales over $750,000 in the 2025 window against two in the 2026 window. Pull two top-end sales out of a 22 sale sample and the median moves by tens of thousands. The 35 house sales on file from May through December 2025 ran a median $420,000 and $173 a foot, which sits right on top of the 2026 numbers. I would not price a listing off a year-over-year trend in a village this size, and neither should an appraiser.

What about the Ottawa Hills condominiums?

They are the reason the public median misleads, and they deserve their own section rather than a footnote.

14 condominiums closed in the village between January 2 and July 23, 2026. They ran a median $135,250, every one of them between $119,000 and $290,000. Median size 1,419 square feet, median year built 1966, median $97 a square foot.

11 of the 14 buyers paid cash. None of the 14 closed above asking, 12 of 14 closed below their original asking price, and the median sale landed at 95.2 percent of the final list price after a median 68 days to contract.

Fourteen sales is not enough to publish as a market median and I am not presenting it as one. My own floor for calling something a town median is 30 closings, which the houses clear and the condominiums do not. Read those 14 as a description of 14 specific trades.

That is exactly why the blended number fails. Fourteen sub-$300,000 cash condominium sales pulled into the same median as $1,400,000 houses produces a figure that describes neither. If you have been valuing an Ottawa Hills house against a portal median, you have been valuing it against a number that includes a 1966 condominium.

What is for sale in Ottawa Hills right now?

15 houses active in the MLS feed I pulled on October 19, 2026, plus six houses pending and three condominiums active.

The 15 active houses ask a median $512,400, ranging from $260,000 to $1,595,000. The median active house is 3,199 square feet and was built in 1953. Set that against what closed this year, a median $432,450 and 2,917 feet, and the active inventory is asking about $80,000 more for about 280 more square feet. Per foot, the 15 active houses ask a median $165, within a dollar of the $166 that closed, so the gap is mostly size and a few large listings at the top rather than a village-wide markup.

Whether the current asks hold up against the closed record is its own question, and I ran it in are Ottawa Hills homes overpriced in 2026. The Ottawa Hills area page carries the standing detail on the village.

What should a buyer check before paying $166 a foot for a 1947 house?

The condition, every time, because nothing here is new.

Of the 42 houses that sold in 2026, 18 were built before 1940 and 17 were built between 1940 and 1969. The remaining seven went up between 1970 and 1999. Not one was built in 2000 or later. New construction is not a factor in this village in any meaningful way, so the purchase decision is a condition decision.

At $166 a foot on a 2,917 square foot house from the late 1940s, what decides whether you did well is the mechanical, roof and window scope, and whether the last owner did that work or deferred it. Two houses on the same street at the same price per foot can be a full renovation apart in cost, and the MLS sheet will not tell you which is which.

When I walk one of these I'm looking for water first: downspouts that dump at the foundation, grading that runs toward the house, staining on the basement walls. Then window seals, then the roof edge and soffit, then the age of the furnace and the panel. You still need a home inspection, and on the older blocks get the sewer scope, then price the deferred work into the offer rather than discovering it in year two.

What to do with this

• Houses: 42 sales, median $432,450, $166 a square foot, 56 days to contract, data through August 28, 2026.
• Negotiability: 27 of 42 sellers took less than their first asking price, a median $25,000 less. Only 24 percent closed above original asking, against 44 percent in Sylvania.
• Condominiums: 14 sales, median $135,250, 11 of 14 cash, too thin to call a median.
• Inventory on October 19: 15 houses active at a median $512,400 ask, 6 pending, 3 condominiums.
• The blended village median is two markets averaged together. Do not price off it.

If you want the closed comps for one specific Ottawa Hills street instead of the whole village, send me the address and I will pull them, along with what a house of that age on that block costs to own. If you are weighing this against the town next door, Sylvania versus Ottawa Hills runs that comparison.

Thinking about buying or selling in Ottawa Hills? Let's talk.

Adam Geuy, Realtor - Blacktree Realty. ABR, PSA, SRS. Greater Toledo, Ohio. 419.540.8659.

Data source: NORIS MLS closed-sale exports, deduped on List Number, closed single-family and condominium sales in calendar 2026, data through August 28, 2026. Active inventory from the MLS IDX feed pulled October 19, 2026. Updated October 19, 2026.