Should You Buy a Home in Central Ohio Now or Wait?  

With 30-year mortgage rates hovering around 6.65%, many potential homebuyers are wondering whether now is the right time to buy or if they should wait for rates to drop. 

While it’s natural to hope for lower rates, waiting could cost you more in the long run. Home prices in Central Ohio continue to rise, and experts predict that demand will remain strong. If you delay, you may face higher home prices and increased competition, making it even tougher to find the right home at the right price. 

Let’s take a closer look at why buying now may be the better financial move.

The Reality of Mortgage Rates & Home Prices

It’s understandable that homebuyers want to secure the lowest possible mortgage rate, but trying to time the market can backfire. While some forecasts suggest that rates may gradually decline to 6.4% in 2026, that small difference is unlikely to outweigh the rising home prices and increased competition expected in Central Ohio’s housing market.

Central Ohio Housing Market Trends 

Columbus and the surrounding areas remain one of the hottest real estate markets in the U.S., and the data supports it: 

More Homes on the Market – Inventory has increased by 21% compared to last year, giving buyers more choices right now. 

Home Prices Keep Climbing – The median home price in Columbus reached $315,665 as of December 2024, a 3.3% increase from last year—and prices are expected to keep rising. 

High Demand & Market Competitiveness – Columbus is ranked No. 12 among the most competitive housing markets in the country. Homes are selling fast, and values are likely to continue appreciating.

Why Buying Now Makes Financial Sense  

If you’re holding off on buying in hopes of lower mortgage rates, consider this: 

Home Prices Are Rising Faster Than Rates Are Dropping 

While some forecasts suggest mortgage rates may decline slightly to 6.4% in 2026, the difference is minimal compared to the expected rise in home prices. 

For example, a $500,000 home in 2025 could be worth $525,000 in 2026, meaning you’d pay $25,000 more for the same property if you wait. Even if rates improve slightly, your overall loan amount will be higher, leading to a potentially larger monthly payment. 

More Inventory, Less Competition … For Now 

Right now, buyers have more choices and slightly less competition. But as inventory tightens again, bidding wars could return, making it harder to secure your ideal home. 

You Can Always Refinance Later 

One of the biggest misconceptions about mortgage rates is that you’re stuck with them forever. If rates drop in the future, you can refinance—but you can’t go back in time to buy at today’s lower prices.

Now is the Time to Buy 

The Columbus real estate market remains strong, and while mortgage rates are a factor to consider, home prices and market conditions matter even more. Instead of waiting and risking a higher purchase price and more competition, buying now allows you to lock in a home at today’s value, start building equity, and refinance later if rates improve. 

At Vutech | Ruff, we believe that every home purchase should be an inspired move—one that aligns with your goals, lifestyle, and future aspirations. Whether you’re a first-time buyer, upgrading, or investing, our team is here to guide you with expertise and confidence.

Why Consider a New Build Home

Whether buying your first home or your forever home, you’ll need to decide whether to buy an existing home or a new construction home. While there are advantages to each, a new build can offer valuable benefits, from upfront and long-term cost savings to fewer repairs and maintenance tasks.  

Here are a few of the key advantages of choosing a new construction home.

1. Less Maintenance 

It probably goes without saying that the primary benefit of a newly built home is just that … everything is new! From appliances and plumbing to the HVAC system and windows, everything is untouched. For you, that means minimal maintenance and repairs and more time spent enjoying the space.  

2. Customization Options  

The ability to customize your new construction home is appealing to many new home buyers. When building a home, you are typically heavily involved in the design process. This means you can choose the layout, finishes, and features that are important to your family and fit your lifestyle.  

3. Energy Efficiency 

Newly built homes feature the newest technology and energy-efficient materials, providing better insulation, improved air quality, and a more comfortable and eco-friendly living environment. Plus, energy-efficient systems are cost-efficient, saving you more money on utilities over time than if you were to purchase an older home. 

4. Warranty Protection 

Even newly built homes can experience the installation of a faulty appliance, heating or cooling system, or have an unexpected issue with the structure. The good news is most builders offer warranties to cover potential repairs, offering you peace of mind while also protecting your investment.   

5. Buyer Incentives  

Incentives offered by the builder are one of the biggest financial benefits of buying a new construction home. These may include closing cost assistance, exclusive financing options, or even upgrades – helping you get more value and customization without exceeding your budget.

Our dedicated team Vutech | Ruff, Cutler Real Estate can provide valuable support if you are considering building a new home. We offer expertise in negotiating prices, reviewing complex contracts, navigating customization options, and ensuring your interests are protected throughout the construction process. And once you do close a home, consider these 6 tips to help you settle in!  

 
Contact Us Today 

All About Homeowner’s Associations

At Vutech | Ruff, Cutler Real Estate, we understand that navigating the world of Homeowner’s Associations (HOAs) can feel overwhelming. Whether you’re a first-time homebuyer or looking to make a move to a community run by an HOA, it’s important to understand how these associations work—and more importantly, how they can improve your living experience.

All HOAs Are Not the Same  

First things first, HOA communities are not all cut from the same cloth. Each HOA comes with its own set of rules and policies. Understanding what these specifications are can help you choose an HOA that best aligns with your lifestyle. For example, some HOAs may include fees that cover certain amenities, like gym access and lawn maintenance, while other fee structures may include water and trash. This brings us to our next point… 

HOA Fees Can Actually Save You Money

Because many HOAs include fees that cover certain services or amenities, the long-term cost savings can be pretty significant. In Columbus, many HOA fees will cover general home maintenance, repairs and upkeep, along with access to exclusive amenities such as: 
  

Fitness Centers 

Tennis or Basketball Courts  

Pool(s) 

Clubhouse 

Golf Courses 

Playgrounds 

Parks

However, it’s important to fully understand what your fees cover before committing to an HOA, as the amenities and services can vary greatly between communities. 

HOAs Maintain the Community’s Aesthetic Appeal

One of the best parts of living in an HOA is that you can count on your community to stay well-maintained. In addition to overseeing common areas and ensuring they stay clean, tidy, and visually appealing, many HOAs also have restrictions on exterior modifications, landscaping, and property usage. These rules help preserve the community’s aesthetic appeal, protect property values, and foster a sense of unity among neighbors – meaning you won’t have to worry about unsightly lawn decor or neglected landscaping disrupting the area’s overall charm. 

You’re A Part of a Community

Living in an HOA community has the unique advantage of being part of a close-knit neighborhood where your voice matters. In Columbus, homeowners in these associations often have the opportunity to vote on key decisions that impact the community, such as electing board members and approving significant changes to the community’s bylaws. This involvement gives you a direct role in shaping the environment you live in.  

HOAs can offer valuable benefits that complement and elevate your lifestyle – so long as you take the time to research and understand what they bring to the table.  

At Vutech | Ruff, Cutler Real Estate, our expert team is here to guide you through different HOA fee structures, amenities, and more, helping you find the home of your dreams in a community that suits your lifestyle. Contact us today to get started!  
 

Eight Questions to Ask Your Listing Agent

Whether buying or selling a home, searching for an investment property, or exploring a new market, the real estate agent you choose to work with can make all the difference. We’ve compiled the top questions to ask prospective agents to help you make the best choice.
 
1. How long have you been a full-time real estate agent in my market?

Experience matters in real estate. Agents with significant local experience can provide insights into neighborhood trends and property values, which is important for making informed decisions. Understanding the nuances of the community where you’re buying or selling provides valuable insight into factors like schools, amenities, upcoming developments, and zoning regulations. This also helps ensure your home is priced competitively or you’re not overpaying as a buyer.

2. Have you established connections with other local professionals?

Having reliable contacts such as lenders, inspectors, contractors, and repair specialists can facilitate a smoother transaction process.

3. How many homes did your agency sell last year?

Understanding the sales volume for both the agent and the brokerage is a good way to gauge their experience and expertise. High sales volume suggests the agent knows how to navigate the market effectively and is skilled in negotiating deals that close successfully. For the agency, a strong sales performance highlights the strength of the entire team, resources, and network – all of which can benefit you.

4. Can you provide references?

Hearing from past clients can give you valuable insight into what it’s like to work with an agent. If they can’t provide references, it might be a red flag.

5. What’s your preferred method of communication and availability?

Understanding an agent’s preferred communication method ensures everyone is on the same page for timely updates, which can be critical in an active housing market. Whether they prefer phone calls, emails, or texts, understanding how they best operate – and if it aligns with your lifestyle and preferences – helps avoid miscommunication, speeds up response times, and fosters better collaboration.

6. How will you market my home?

If you’re selling, it’s essential to know how your agent plans to get your home in front of potential buyers. A solid marketing strategy might include online listings, social media promotion, and virtual tours.

7. How many of your clients are buyers? How many are sellers?

Many agents specialize in either working with buyers or sellers. Asking about the ratio of buyers to sellers can help determine if the agent’s expertise aligns with your needs—whether you’re buying or selling.

8. What is your average list-to-sale ratio?

This question helps you understand how effectively an agent prices homes and negotiates offers, providing insight into their skills in achieving favorable sales outcomes.

Our team at Vutech | Ruff, Cutler Real Estate is committed to helping you navigate the Columbus housing market. Our experienced agents have in-depth knowledge of the local housing market and can help you find the perfect home to meet your needs and budget or sell your home with confidence. Contact us today to get started. 

Village Lights Celebration: Santa, Treats, and Holiday Cheer

Join us on Sunday, December 8 for a festive celebration of holiday cheer at our offices in German Village! We’re bringing the magic of the season to life with an evening filled with warmth, laughter, and delightful treats.

Event Highlights:

Photos with Santa 

Capture the joy of the season with a special photo session with Santa Claus himself! Bring your family, friends, and your holiday spirit for a picture-perfect memory. 

Seasonal Treats 

Warm up with hot chocolate, indulge in delicious funnel cakes, and sip on Marilyn’s famous punch (it’s a must-try!). There’s no better way to enjoy the holiday season than with tasty treats by a roaring fire. 

Live Holiday Music 

Get into the festive groove with live holiday music that will fill the air with cheer and add to the cozy ambiance. 

Late-Night Shopping & Community Charm 

After the festivities, explore the beautifully decorated streets of German Village. Businesses will be open late, offering unique holiday gifts and festive décor, making it a perfect night out. 

Real Estate Conversations 

Stop by to meet our friendly team of real estate professionals. Whether you’re dreaming of a cozy new home or curious about the market, we’d love to chat with you about German Village and beyond.

Where: 177 E. Beck Street, German Village 

When: Sunday, December 8, from 5 PM – 8 PM 

Let’s make this holiday season unforgettable together. We can’t wait to see you there! 

All About Equity

For many, your home will be your largest investment. Along with other factors like income, savings, and investments, equity in your home plays a significant role in your financial growth.

 

In the world of real estate, equity isn’t just a number – it’s a game-changer when it comes to buying and selling homes. It provides homeowners peace of mind and can open doors to new opportunities. The more equity you have, the more options you have. It can help you upgrade to a bigger place, fund a child’s education, or even start a business.

 

Additionally, when it’s time to sell, a home with solid equity is often more appealing to buyers. They see it as a sign of a well-maintained property and a smart investment. So, whether you’re a first-time buyer or a seasoned homeowner, understanding and building equity is key to making the most of your real estate journey.

What is Equity? 

Put simply, equity is the difference between what your home is worth on the market and what you owe on your mortgage. For example, if your home is valued at $450,000 and you owe $300,000 on your mortgage, you have $150,000 in equity. For homeowners, this value can represent a significant portion of their net worth and financial leverage. The more equity you have, the stronger your financial position.

How Equity Builds Over Time 

Equity can also grow or shrink depending on various factors. Property value appreciation, for instance, can further boost your equity. Home improvements, if done strategically, can also contribute to growing equity. On the other hand, market downturns or declining property values can reduce your equity, impacting your financial flexibility.

Why Equity Matters for Homeowners 

For sellers, equity means profit. If you’ve built up substantial equity, you can leverage it when selling your home to move up to a larger property, reinvest in other real estate, or save it for future needs like paying for a renovation or your child’s education. For buyers, understanding equity helps in making offers and planning for future financial stability. It’s not just about the purchase price; it’s about seeing a property as a long-term investment that builds wealth over time.

 

At Vutech | Ruff, we understand the importance of building and leveraging equity in your home-buying or selling journey. Our experienced team of agents keeps an eye on market trends, helping you to determine the best time to sell.  

More than that, we believe that listening to your needs first is what builds a strong partnership in which we can work best together. Things like requirements, budget, and lifestyle must be at the forefront of our goals.  The best time to buy or sell is different for everyone and Vutech | Ruff is ready to help you start to build your equity.

  

Contact us today to get started.  

With Gratitude

It is with a sense of gratitude that we celebrate the everyday gifts that we have, and those include our clients, industry partners, and members of our Vutech & Ruff | Cutler Real Estate team.

To our clients, your trust in our team is our most valuable asset. You are the reason why each of us strives to deliver dream results that exceed expectations. We are grateful for the opportunity to be a part of your homeownership journey, and we are so excited for the coming year and all that it will bring.  Thank you for choosing Vutech | Ruff.

We hope that it goes without saying that without our industry partners, we simply couldn’t do what we do. Your collaboration and support enable us to navigate the complexities of the real estate market effectively. Whether through shared insights or joint marketing efforts, your contributions are invaluable to our success.

To our Vutech | Ruff team, thank you for your unwavering dedication and hard work. Each member is a unique and valued member of our team. Your commitment to our clients and each other sets us apart in this competitive industry. Together, we make dreams come true and transform challenges into opportunities. As we look ahead, let us continue to build on this foundation of trust and collaboration. Here’s to another year of growth, success, and shared achievements!  

Agent Spotlight: Anna Vutech

Tell us a little bit about your path to becoming a realtor.

I studied Entrepreneurship and Art History at DePaul University in Chicago. After college I stayed in Chicago and tried on a lot of different hats. I worked in home remodeling design. I worked at a 50,000 sq ft antique store selling art & imported rare furniture. And I worked as a kitchen designer for a bespoke Italian cabinetry company at the Merchandise Mart, probably my coolest job as it involved traveling to Italy to visit our suppliers. I then went to work for a leading appliance manufacturer, Miele, in San Francisco for two years. It was all of these experiences in sales and different aspects of home improvement that led to my decision to get my real estate license. I worked as a licensed agent and assistant to a broker in Oakland, CA which allowed me to quickly learn the ins and outs of running a boutique brokerage while building my own business. As much as we loved California, we decided to move back to Columbus last year to be closer to family and couldn’t be happier with our choice.

Flashback to when you were 10 years old. What do you want to be when you grow up?

I wanted to be a farmer! I had it all planned out down to the number of pigs I wanted to have (I think it was 10). Fast forward to now I have a dog, a cat, and two goats with plans for chickens next year so close enough for me. 

Why did you choose to become a realtor?

I knew from my prior work experiences that I loved working with people and working in a dynamic environment that presents new challenges every day. I also love thinking about home decor and design and knew I could culminate my experiences and knowledge into a career in real estate.

What’s your favorite thing about living in Central Ohio?

I love living in a city where small businesses can thrive. I love the entrepreneurial spirit of our city and seeing new businesses and ideas popping up.

What excites you the most about the Central Ohio housing market?

I see a lot of growth potential for people investing in the Central Ohio housing market right now. I think we’re in a really exciting period of growth that will bode well for homeowners in our market in the future.

Describe your typical day for us.

Well first, coffee always. I let my goats out (Brenda & Geraldine), typically start my day with some exercise, make sure my garden is happy, and then get started on my work day. The beauty of our line of work is that once my morning routine is done, every day looks different. I’ll often head into the city for some appointments and work from our office. I usually pretend Littleton’s Market is on my way home (it is not) and swing by there for groceries on the way home. I love to cook, so on a good day I head home and cook dinner. 

What sets Vutech | Ruff, Cuter Real Estate apart from other brokerages?

Our collaboration is our advantage. We are a team that works very hard but also enjoys each other’s company and that fosters a really unique environment of collective learning and growth. We are all constantly learning from each other’s experiences and finding opportunities for our clients through our shared market knowledge as a team.

What special skills or talents do you have that others may not know about?

I am weirdly very good at raffles.

Tell us a little bit about your family.

I just got married this year and live with my husband out in the country in Somerset.

What do you like to do in your spare time?

I love hiking, traveling, reading, tending to my garden, and visiting every flea market and vintage shop I can find.

What are three things you can’t live without?

My laptop, lipstick & coffee.

What do you love about your job?

I love that it allows me to meet new people all the time and explore different areas of Central Ohio. My favorite part of the job is the satisfaction of helping people and seeing the excitement they feel moving into their next home and starting a new chapter.

Team Boot Camp Recap: Strengthening Bonds and Elevating Service

At Vutech | Ruff, we believe that to truly provide a dream experience for our clients, we need to continuously invest in our people. Recently, our team of agents came together for an empowering internal boot camp—a day focused on bonding, collaboration, and learning. 

The event wasn’t just about sharpening our real estate expertise but about reinforcing the values that have defined us for decades – although we did that, too!

We dedicated time to exploring how we can better embody our Client-Centric Approach, ensuring that each buyer and seller receives the personalized, first-class service they deserve.

With a focus on Collaboration and Teamwork, we engaged in workshops designed to build stronger internal connections, reinforcing that when we work together, we amplify the client experience. 

Throughout the boot camp, we revisited our commitment to Integrity and Transparency, discussing strategies to uphold the trust our clients place in us every day.  

We also leaned into Innovation and Adaptability, sharing new tools and technologies to streamline the home buying and selling process, ensuring that we stay ahead in an ever-evolving market. 

As we move forward, the lessons learned from our boot camp will continue to shape the way we serve our clients—transforming the real estate journey from a transaction into a transformative, dream-realizing experience.

Why Now is the Time to Buy

We can all agree, the housing market has been a bit of a roller coaster ride over the past few years. For those looking to buy a home, it can be stressful to figure out when is the best time to buy. Timing is everything in real estate, but your unique circumstances also weigh into the decision of when the right time is for you to buy a home.  

We understand many potential home buyers have been holding off due to rising home prices and high mortgage rates. But those rates are starting to trend downwards, and while home prices have appreciated steadily, Columbus remains more affordable than many major metropolitan areas, offering excellent value for buyers.

  

Stabilizing Prices and Favorable Rates 

While home values in Columbus continue to appreciate, the rate of increase has moderated to a more sustainable pace. The median sale price in Central Ohio reached $327,250 in July 2024, representing a 3.9% increase year-over-year. This steady, measured growth can provide buyers with confidence in their investment while keeping prices within reach. 

Plus, when you buy a home, you’re not just securing a place to live—you’re also starting to build equity as property values increase over time. This creates more wealth that can help you accomplish other financial goals, like saving for retirement or starting a college fund for your kids or grandkids. 

Mortgage rates have also shown signs of stabilization and even slight decreases in recent months. With rates trending downward from their peaks earlier in the year, now is an opportune time for buyers to lock in favorable financing terms. Trying to wait out additional rate decreases may result in higher home prices later that could potentially offset any savings on your mortgage.

  

Increased Inventory  

One of the most exciting developments for buyers is the recent increase in housing inventory. As of July 2024, there were 4,325 homes for sale in central Ohio – a 37.9% increase from the previous year and the highest level we’ve seen since 2019. This means buyers have more options to choose from and face less competition when making offers.

 

A Vibrant City 

Columbus continues to attract new residents, businesses, and investment, positioning it for long-term growth and prosperity. The city’s expanding job market, particularly in sectors like technology, healthcare, and education, provides a solid foundation for sustained housing demand. The market is showing robust activity, with closed sales up 12% in July 2024 compared to the previous year, indicating a healthy, active market with opportunities for both buyers and sellers. 

As a trusted name in Columbus real estate, our team at Vutech | Ruff is committed to helping you navigate the Columbus housing market. Our experienced agents have in-depth knowledge of Columbus neighborhoods and can help you find the perfect home to meet your needs and budget. Contact us today to start your home-buying journey in Columbus.