Welcome to your daily briefing on real estate developments in Ohio. Today we're covering 10 key stories including updates on ohio real estate headlines, ohio real estate updates, background & context. Let's dive in.
5 stories
The Franklin County Building Department handles permits for 1-, 2-, and 3-family residential structures and associated development.
Ohio real estate professionals must consult the 2019 Residential Code of Ohio for compliance on these residential building projects.
Wondering how much commission realtors take? | Most real estate agents charge 5-6% of the home’s sale price, typically split between the buyer’s & seller’s agents | The Willcut Group, a top Columbus, Ohio real estate agency, explains….
Relevant to real estate professionals operating in OH.
A February 2026 survey of local real estate agents revealed the average real estate commission in Ohio is 5.90%, which is higher than the national average of 5.70%.
Relevant to real estate professionals operating in OH.
Learn the average Ohio real estate commission rate and how much you might pay a Realtor to sell your house. Get tips to retain proceeds.
Relevant to real estate professionals operating in OH.
Permits are a necessary step to building in Franklin County. Building permits are issued 7 to 10 days after full plan approval for properties that have access to public water and sewer.
Relevant to real estate professionals operating in OH.
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2 stories
A building permit authorizes contractors or homeowners to begin work per project plans, requiring an application and accompanying plans for approval.
Ohio real estate professionals must ensure proper permit submission and approval before construction begins to avoid compliance issues.
Ohio residents and professionals can access county offices for property taxes, parcel searches, real estate filings, and records.
This centralized resource allows real estate professionals in OH to efficiently verify ownership and tax details for transactions in Franklin County.
3 stories
A cap rate is just NOI divided by price; it bakes in zero assumptions about the market, asset class, or capital structure. Two properties with identical 6% cap rates can have wildly different risk profiles depending on lease maturity, tenant credit, and capital reserve needs. Cap rate is a quick screening tool, not a buy signal.
Underwriting purely on cap rate is the most common reason new investors pay above-market prices. The same investors then blame "the market" when their projected returns do not materialize three years in.
A 1031 like-kind exchange has three hard clocks: the 45-day identification window, the 180-day close window, and the same-taxpayer rule (the entity selling and buying must match). Missing any one of these collapses the deferral, exposing the full gain to tax. The most-missed is the same-taxpayer rule when LLCs change membership mid-exchange.
The tax exposure on a busted exchange is the full long-term capital gain plus depreciation recapture — often 25-30% of the basis difference. Process discipline is the only protection.
In tight markets, sellers compress diligence windows from 30 days to 7-10. The items that survive a compressed window are the ones with hard external dependencies — title work, survey, environmental Phase I — because they cannot be parallelized further. Inspections and financing contingencies tend to get squeezed first.
Buyers who try to do the same diligence in 1/3 the time produce lower-quality findings and end up with surprises at closing. Knowing what cannot be compressed is the difference between a clean close and a re-trade.
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