September produced six residential closings in Pepper Pike totaling approximately $5.95 million in closed volume. That was the same number of transactions recorded in August, but the composition of those sales shifted significantly higher. The median sale price increased to approximately $1,054,750 from $807,500 in August, while the average sale price rose to approximately $991,783 from $836,333. Four of September’s six sales closed above $1 million, compared with only one in August.
Those figures immediately tell us something important: September was considerably more concentrated in Pepper Pike’s upper end. They do not, however, mean that every Pepper Pike property increased sharply in value. The six September homes ranged from $467,000 to $1.5 million, and the difference between those results came down to far more than square footage. Renovation quality, architecture, lot, location, first-floor living, finished lower-level space, privacy, community setting and overall presentation all played a role.
Pepper Pike Real Estate | September 2026 at a Glance
Market Measure | September 2026 |
|---|---|
Closed Sales | 6 |
Closed Volume | $5.95M |
Median Sale Price | $1,054,750 |
Average Sale Price | $991,783 |
Highest Sale | $1,500,000 |
Lowest Sale | $467,000 |
Median DOM | 42 days |
Sold Above Final List | 0 |
Sold At Final List | 0 |
Sold Below Final List | 6 |
Median Sale-to-Final-List | 97.3% |
With only six transactions, September should be viewed as a monthly snapshot rather than evidence of a broad citywide valuation shift. In a low-volume luxury market, the particular homes that happen to close can move the monthly median substantially.
Every Pepper Pike Home Sale | September 2026
Property | Sold Price | Final List Price | DOM |
|---|---|---|---|
31099 Fairmount Boulevard | $1,500,000 | $1,525,000 | 12 |
31920 Creekside Drive | $1,389,198 | $1,395,000 | 3 |
2550 Botanica Lane | $1,072,500 | $1,100,000 | 142 |
3550 Legends Way | $1,037,000 | $1,075,000 | 297 |
2827 Medfield Road | $485,000 | $500,000 | 58 |
2426 Lander Road | $467,000 | $484,000 | 26 |
Four of the six September sales exceeded $1 million. That is a very different sales mix from August, when five of the six closings were below $1 million and the highest sale was $1.1 million.
The Highest Pepper Pike Sale in September
The month’s highest closing was 31099 Fairmount Boulevard at $1.5 million. The home closed against a $1.525 million final list price after only 12 reported Days on Market. The MLS reports approximately 6,161 total square feet, four bedrooms, four baths, more than one acre and four garage spaces.
The property combined a prominent Fairmount location with extensive renovations, multiple living areas, high-end kitchen finishes, renovated baths, substantial primary-suite space, newer mechanical systems and a large wooded lot. That result reinforces something we see repeatedly in Pepper Pike: buyers are not simply buying square footage. They are evaluating the entire property and how difficult it would be to reproduce.
Creekside Shows How Quickly the Right Property Can Move
31920 Creekside Drive closed for $1,389,198 against a $1.395 million final asking price after just three reported Days on Market. The MLS identifies the property as a renovated mid-century residence on approximately one acre with 3,950 square feet, four bedrooms and four baths.
That sale is particularly useful because the home did not need to close above asking price to demonstrate strong buyer response. A nearly $1.4 million Pepper Pike property moved in three days and finished within approximately $5,800 of final list price. In a luxury market, that is meaningful. It shows what can happen when condition, design, location and pricing align with buyer expectations.
Sterling Lakes Remained Active Above $1 Million
Two September sales occurred within Sterling Lakes. 2550 Botanica Lane closed for $1,072,500 against a $1.1 million final list price after 142 reported days on market. The property was built in 2012 and offered a highly finished interior with more recent updates.
3550 Legends Way closed for $1,037,000 against a $1.075 million final asking price after 297 reported DOM and 329 cumulative DOM. The MLS reports approximately 6,752 total square feet, three-car garage capacity and an extensively finished lower level.
These two transactions demonstrate why final sale price alone cannot tell a seller how a similar property will perform. Two homes in the same broader community both closed above $1 million, yet their market timelines were very different. The buyer pool for a distinctive luxury property can be smaller, and the right combination of price, condition and presentation becomes increasingly important as the price rises.
“luxury homes can require more time to connect with the right buyer”
Renovation Quality Continues to Matter
September’s upper-end transactions reinforce the importance of condition and presentation. Creekside was described as comprehensively renovated. Fairmount combined extensive updates with substantial finished living space. Botanica was newer construction by Pepper Pike standards and included recent improvements. Legends Way offered an unusually extensive amenity package and finished lower level.
This does not mean every renovation produces a dollar-for-dollar return. It means buyers notice the difference between a property that feels current, cohesive and ready to enjoy and one where substantial updating remains ahead of them. That distinction can influence both price and market time.
“how a luxury property should be positioned”
September Was Not an Over-Asking Market
One of the most interesting differences between August and September was negotiation behavior. In August, two of six Pepper Pike homes sold above final asking price, one sold at final list and three closed below it. In September, all six transactions closed below the final asking price.
That does not make September a weak month. Four of the six sales exceeded $1 million and the market generated nearly $6 million in closed volume. Instead, it suggests buyers remained willing to spend substantial amounts while still maintaining price discipline. The median sale-to-final-list ratio was approximately 97.3%.
Sale Price Versus Final Asking Price | September 2026
Property | Final List | Sold Price | Difference |
|---|---|---|---|
31099 Fairmount Blvd. | $1,525,000 | $1,500,000 | -$25,000 |
31920 Creekside Dr. | $1,395,000 | $1,389,198 | -$5,802 |
2550 Botanica Ln. | $1,100,000 | $1,072,500 | -$27,500 |
3550 Legends Way | $1,075,000 | $1,037,000 | -$38,000 |
2827 Medfield Rd. | $500,000 | $485,000 | -$15,000 |
2426 Lander Rd. | $484,000 | $467,000 | -$17,000 |
For sellers, this is an important distinction. A high-end market can have meaningful demand and still require realistic pricing. Luxury buyers are often sophisticated comparison shoppers, and they may be willing to act decisively while still negotiating when they believe the asking price is ahead of the market.
How Quickly Are Pepper Pike Homes Selling?
Median reported DOM in September was 42 days, compared with 33.5 days in August. The more important story, however, is the range. Creekside sold in three reported days, Fairmount in 12, Lander Road in 26, Medfield in 58, Botanica in 142 and Legends Way in 297.
There is no single Pepper Pike market time that accurately predicts how an individual home will perform. The buyer pool narrows as a property becomes more distinctive, and luxury homes are judged against a much smaller set of competing alternatives. A compelling property can still move almost immediately. Another may require months for the right buyer to emerge.
September Compared With August
Pepper Pike Market Measure | August 2026 | September 2026 |
|---|---|---|
Closed Sales | 6 | 6 |
Closed Volume | $5.02M | $5.95M |
Median Sale Price | $807,500 | $1,054,750 |
Average Sale Price | $836,333 | $991,783 |
Highest Sale | $1,100,000 | $1,500,000 |
Median DOM | 33.5 days | 42 days |
$1M+ Sales | 1 | 4 |
Sold Above Final List | 2 | 0 |
Sold At Final List | 1 | 0 |
Sold Below Final List | 3 | 6 |
August figures come from our previously published Pepper Pike Market Intelligence report.
“Read our Pepper Pike, Ohio Market Intelligence report for August 2026.”
The headline change is not transaction count. That stayed exactly the same. The change was what sold. September shifted sharply toward the million-dollar-plus segment, which pushed both the median and average sale price substantially higher.
That is why the September median should not be interpreted as evidence that every Pepper Pike home appreciated by roughly 30% in a single month. With six monthly sales, the mix of transactions can change the median dramatically.
Lot Size Alone Does Not Determine Pepper Pike Value
September gives us an unusually clear example of this. 2426 Lander Road, on approximately 0.98 acre, sold for $467,000. pepper pike sept 2026 2827 Medfield Road, on approximately 1.05 acres, closed for $485,000.
By comparison, 31920 Creekside Drive, also on approximately one acre, sold for nearly $1.39 million, while 31099 Fairmount Boulevard, on approximately 1.07 acres, closed for $1.5 million.
Similar lot sizes produced dramatically different outcomes. That is precisely why Pepper Pike should never be valued with one factor in isolation. Buyers are evaluating the house, the architecture, renovation level, road location, privacy, finished living space, garage configuration, outdoor setting and overall experience together.
The Lower-Priced September Sales Matter Too
The two September sales below $500,000 provide important context. 2426 Lander Road closed for $467,000 and offered nearly an acre. pepper pike sept 2026 2827 Medfield Road closed for $485,000 and offered approximately 2,132 square feet on just over an acre.
Those transactions help demonstrate the breadth of the Pepper Pike market. A homeowner should not look at September’s $1.05 million median and assume that figure automatically applies to every property in the city. The correct question is which sales a buyer would actually consider comparable to the home being valued.
What September Means for Pepper Pike Sellers
September gives Pepper Pike sellers a strong but nuanced message. There is meaningful buyer activity above $1 million. Four of the six September transactions crossed that threshold, including two approaching or exceeding $1.4 million. At the same time, every September sale closed below final asking price.
That combination tells us buyers were willing to spend, but they were not abandoning value discipline. For sellers, strategic positioning becomes critical. A home can be beautifully renovated, well located and situated in one of Northeast Ohio’s premier residential communities, but buyers will still compare it carefully against competing properties.
Pricing should reflect what makes the home exceptional without assuming that the Pepper Pike address by itself creates the premium.
What September Means for Pepper Pike Buyers
Buyers should not interpret six below-list closings to mean every Pepper Pike seller has substantial negotiating room. Creekside closed only $5,802 below final asking price and moved in three days. Fairmount closed within $25,000 of asking at $1.5 million.
The amount of negotiating room depended on the property, its history and its competitive position. Buyers evaluating Pepper Pike should understand not only asking price, but also original pricing, Days on Market, updates, architecture, lot, current competition and the cost of recreating what the property offers.
The Luxury Home Experts’ Take
Pepper Pike is exactly the type of market where a seller can be misled by an overly simplistic valuation. September produced only six sales, yet those transactions ranged from $467,000 to $1.5 million. Four exceeded $1 million, the monthly median rose above $1.05 million, and every transaction still closed below final asking price.
Those facts are not contradictory. They describe a selective luxury market.
Buyers were willing to commit significant dollars to the properties they wanted while still negotiating on price. Some homes moved almost immediately. Others required months. Similar lot sizes produced very different sale prices, and location within Pepper Pike alone did not determine value.
Broad statistics give us context. The individual transactions tell us what the market actually rewarded.
For a Pepper Pike seller, the most important question is not simply, “What is the median sale price?”
It is:
What are buyers paying for homes that genuinely compete with mine?
Pepper Pike Real Estate FAQ | September 2026
How many homes sold in Pepper Pike in September 2026?
Six Pepper Pike residential properties closed during September, all classified as single-family residences.
What was the median Pepper Pike home sale price?
The September median was approximately $1,054,750.
What was the average Pepper Pike sale price?
The average was approximately $991,783.
What was the highest Pepper Pike sale in September?
31099 Fairmount Boulevard closed for $1.5 million. pepper pike sept 2026
How many Pepper Pike homes sold above $1 million?
Four of the six September transactions exceeded $1 million.
Are Pepper Pike homes selling above asking?
None of the six September transactions closed above final list price. All six sold below the seller’s final asking price.
How long are Pepper Pike homes taking to sell?
Median reported DOM was 42 days, although individual September results ranged from three days to 297 days.
Did Pepper Pike home values increase sharply from August to September?
The monthly median increased from $807,500 to $1,054,750, but September contained four million-dollar-plus transactions compared with one in August. That change primarily reflects the mix of homes that closed and should not be treated as uniform appreciation across Pepper Pike.
What is my Pepper Pike home worth?
There is no single citywide statistic that can answer that accurately. Renovation quality, lot, location, architecture, condition, finished living space, garage capacity, neighborhood, privacy and current competing inventory can all materially influence value.
Considering Selling a Pepper Pike Home?
Before choosing an asking price, renovating, making repairs or putting your property on the market, understand what buyers are actually paying for homes that compete directly with yours.
Mark and Denise Zervos and The Luxury Home Experts at Platinum Real Estate provide property-specific market analysis, strategic pricing, elevated presentation, sophisticated luxury marketing and experienced negotiation for Pepper Pike and premier eastern Cuyahoga County homeowners.
Request Your Confidential Pepper Pike Home Evaluation
216-990-2100 | 239-264-1100
Mark & Denise Zervos | The Luxury Home Experts at Platinum Real Estate
Global Reach. Local Roots.
Data Source & Methodology
This Pepper Pike Market Intelligence analysis was prepared from the supplied September 2026 residential MLS report. The dataset contains six Pepper Pike residential transactions with September closing dates, all classified as Single Family Residence and all reported within Orange City School District.
Closed volume, median sale price, average sale price, sale-to-final-list ratios and market-time statistics were calculated from all six September transactions. DOM represents reported Days on Market. Sale-to-list calculations compare the closing price with the final list price appearing on the closed MLS record, which may differ from the property’s original asking price.
Because only six properties closed during the month, September figures should be interpreted as a monthly market snapshot rather than evidence of a broad long-term appreciation or depreciation trend.
August comparison statistics come from the previously published Pepper Pike, Ohio Market Intelligence August 2026 report, which also contained six single-family closings totaling approximately $5.02 million.
MLS information is believed to be reliable but is not guaranteed and should be independently verified. Properties identified as notable market sales are presented solely for educational and market-analysis purposes.
