5 Clever Ways to Win in Central Ohio’s Competitive Housing Market

The usual home-buying advice—getting pre-approved, moving fast, and making a competitive offer—is solid, but in today’s tight market, that's often not enough. With limited inventory and bidding wars common in Central Ohio, an extra edge is necessary. Here are five smart strategies to help you win the home you want.

Write a “Love Letter” to the Seller—But Make It Strategic, Not Personal

Buyer letters can be effective, but many miss the mark by focusing solely on emotions or including identifiable information that could lead to discrimination concerns. For instance, mentioning family or personal background can backfire. Instead, focus on aligning with the seller’s interests regarding their property.

How to do it right:

• Research the seller’s motives if possible. Are they downsizing, moving for work, or selling an investment property?
• Base your letter around what the seller needs, not just your admiration for the home.
• Compliment elements of the home showing pride of ownership (e.g., custom cabinets, landscaping, or unique design features).

Example:

"We were impressed by the beautiful landscaping in your yard. The effort you've invested is apparent! Should we purchase this home, we'll definitely maintain the same level of care."

Pro Tip: Keep it short, genuine, and seller-focused while avoiding personal details that could raise Fair Housing issues.

Offer a Seller Leaseback—Even if You Don’t Need One

While most buyers prioritize speed, many sellers actually appreciate flexibility. They might require additional time to secure another home, close on a property, or organize a move.

How to use this advantage:

• Offer a leaseback that allows the seller to remain in the home post-closing for a specified period (often 30–60 days).
• Make the offer appealing by offering low-cost or even free rent for a brief period (if feasible).
• Ensure the arrangement is safe with a formal agreement and coverage.

Example:

"We can offer a 45-day leaseback period, allowing you the necessary time to transition comfortably to your new home."

Pro Tip: This can outweigh a higher offer that doesn't provide the seller with sufficient time to move.

Get Hyper-Local Intel from Neighbors

Many homes in Central Ohio sell without ever being listed—through word of mouth, private sales, or pocket listings. Getting ahead of the market means tapping into local networks.

How to do it:

• Walk the neighborhood and have casual conversations with homeowners and local business owners to uncover who might be selling soon.
• Send handwritten letters to homes you're interested in, expressing your interest in purchasing directly. (Remember, placing notes in mailboxes by hand is illegal!)
• Join local Facebook groups or Nextdoor, where potential home sales might be discussed.

Example:

"Hi! My name is [Your Name], and I’m searching for a home in this neighborhood. Your home caught my eye, and it’s exactly what I’m looking for. If you (or anyone you know around here) consider selling shortly, I’d love to connect. No pressure. Feel free to text me at [Your Contact Info]."

Pro Tip: Sellers often prefer private sales to avoid the hassle of showings, fees, and bidding wars.

Use an Escalation Clause Wisely

It’s challenging to gauge how much to bid without overpaying. An escalation clause helps you stay competitive without exceeding your limit.

How it works:

• Submit an offer stating: “I will pay $X,000 over the highest competing offer, up to a maximum of $Y.”
• This approach keeps you in the running without an automatic jump to your highest price.

Example:

If you offer $400,000 with an escalation of $5,000 over the highest offer (up to $420,000), and another buyer bids $405,000, your offer would automatically escalate to $410,000—just enough to win.

Pro Tip: Some sellers prefer straightforward offers, so if escalation clauses are not favored, try offering an odd, non-round number (e.g., $402,350). It can subtly differentiate your bid.

Get Creative with Your Down Payment & Earnest Money

Sellers want buyers who seem financially secure and less likely to cause delays. Even if you’re financing, you can still signal stability.

Ways to show financial strength:

• Increase your Earnest Money Deposit (EMD): Typically 1-3% of the purchase price, boosting it to 5% or more demonstrates commitment.
• Use alternative funding: Consider borrowing from a 401(k) (if your plan allows penalty-free withdrawals for home purchases), asking for a family gift fund, or exploring bridge loans to release equity from your current home.

Example:

"We’re putting down a $25,000 earnest deposit upfront to show our commitment, and are fully pre-approved with a guaranteed closing timeline."

Pro Tip: Fully underwritten pre-approvals are stronger than standard pre-approvals, making your offer almost as strong as cash.

Final Thoughts

Succeeding in the Central Ohio market requires more than outbidding others—it’s about making your offer the most appealing.

• Be strategic, not just aggressive.
• Offer what the seller values most.
• Use creative approaches that other buyers might overlook.

Tell us: Which of these strategies surprised you the most? Have you tried any unconventional methods to secure a home?