THE MARKET IS ACTIVE, BUT THE TWO CITIES ARE NOT MOVING AT THE SAME PRICE POINT.
Willoughby and Willoughby Hills recorded 33 residential closings during August 2026, representing approximately $9.99 million in closed residential volume.
Of those sales:
28 were in Willoughby
5 were in Willoughby Hills
26 were single-family residences
7 were condominiums
But the most useful information is not simply how many properties changed hands.
It is what buyers paid, how quickly homes sold, which properties generated competition and how dramatically price and property type differed between Willoughby and Willoughby Hills.
August 2026 Market at a Glance
Market | August Closings | Closed Volume | Median Single-Family Price |
|---|---|---|---|
Willoughby | 28 | $7.95M | $304,995 |
Willoughby Hills | 5 | $2.04M | $429,500 |
Combined | 33 | $9.99M | — |
Across the combined market:
15 of 33 sales closed at or above the final list price shown in MLS
9 transactions were reported as cash
Median residential DOM was 33 days
Median sale-to-final-list ratio was approximately 98.4%
The August numbers show buyers were willing to compete for certain properties, but they were not simply paying whatever sellers asked.
Pricing and property position still mattered.
Willoughby, Ohio Real Estate August 2026
Willoughby recorded 28 residential closings, including:
22 single-family homes
6 condominiums
Total August closed volume was approximately $7.95 million.
For single-family homes, the median sale price was $304,995.
The median reported Days on Market was approximately 35 days, and the median sale-to-final-list-price ratio was approximately 98.4%.
Among the 22 single-family closings:
5 sold above final list price
5 sold at final list price
12 sold below final list price
That means nearly 45% of Willoughby's August single-family closings sold at or above the final asking price shown in MLS.
What Price Ranges Were Selling in Willoughby?
Single-family buyer activity was concentrated primarily between $200,000 and $400,000.
Willoughby Single-Family Sale Price | August Closings |
|---|---|
Under $200,000 | 3 |
$200,000–$299,999 | 7 |
$300,000–$399,999 | 9 |
$400,000–$499,999 | 2 |
$500,000+ | 1 |
The largest concentration occurred in the $300,000 to $400,000 range, accounting for nine of the 22 single-family closings.
But August also demonstrated that higher-priced Willoughby homes can command significant buyer attention when the property presents a compelling combination of location, condition, amenities and price.
Highest Willoughby Home Sales August 2026
Property | Sold Price | Final List Price | DOM | Sold $/SF |
|---|---|---|---|---|
3865 Arcadia Circle | $510,000 | $525,000 | 10 | $266.18 |
5766 Green Circle | $470,000 | $424,900 | 3 | $223.38 |
4322 Literary Lane | $449,900 | $449,900 | 327 | $291.95 |
38390 Westminster Lane | $386,000 | $379,000 | 5 | $196.24 |
38327 Sheerwater Lane | $359,000 | $369,000 | 43 | $188.16 |
The highest traditional Willoughby home closing in August was 3865 Arcadia Circle at $510,000. The MLS identifies the home as a 2009 residence in The Reserves of Willoughby with approximately 3,080 finished square feet including lower-level space.
One of the month's strongest examples of buyer competition was 5766 Green Circle, which sold for $470,000 against a $424,900 final list price after only three reported DOM.
At the other end of the market-time spectrum, the newer residence at 4322 Literary Lane closed at $449,900 after 327 reported DOM.
Those three sales tell an important story.
Price alone does not determine market time.
A home can generate immediate competition. Another similarly priced property can require substantially longer exposure.
The specific property, pricing strategy, condition, location and competitive environment matter.
Are Willoughby Homes Selling Over Asking Price?
Some certainly are.
The Green Circle sale closed more than $45,000 above its final list price.
Other August Willoughby transactions also closed above their listed prices.
But more than half of the month's single-family sales closed below the final list price.
That makes the seller takeaway important:
An over-asking sale is evidence of buyer competition, not permission to overprice a home.
Properties generate competition when buyers perceive enough value to act. The objective is not simply to choose the highest possible asking price. It is to create the strongest possible market position.
How Quickly Are Willoughby Homes Selling?
Median single-family market time was approximately 35 days.
But the individual results varied dramatically. Six single-family homes closed with seven reported DOM or less, while several others required considerably longer exposure. That tells us Willoughby is not a market where one average can adequately describe every listing. Condition, updates, neighborhood, lot, layout, pricing and current competition can materially change how buyers react.
One August Sale Requires Special Context
The August MLS report also contains a transaction at 4879 Oakdale Drive showing a $589,900 list price and a $150,000 close price.
This should not be interpreted as a conventional seller accepting a massive discount. The listing was specifically marketed as a to-be-built custom home opportunity, with the remarks explaining that the listed figure represented a starting base price and that buyers could customize plans and finishes. We therefore include the transaction because it appears in the August residential closed data, but we do not use it to draw conclusions about normal Willoughby seller negotiation. This is exactly why simply downloading market averages without reviewing the underlying transactions can produce misleading conclusions.
Willoughby Condominium Market | August 2026
Willoughby recorded six condominium closings in August.
The median condo sale price was approximately $202,950, with a median reported DOM of approximately 31 days.
The median sale-to-final-list ratio was approximately 99.2%.
Three of the six condo transactions closed at or above the final list price.
The highest-priced condo transaction was:
1399 E Cross Creek Drive — $299,900
It sold at its $299,900 final list price after 19 reported DOM.
The six Willoughby condo closings ranged from $155,000 to $299,900, illustrating the variety of attached housing available within the city. As with any condo analysis, association fees, unit condition, floor plan, garage configuration, community amenities and competing units can be significant factors in market value.
Willoughby Hills Real Estate | August 2026
Willoughby Hills recorded only five residential closings during August, so the numbers should be viewed as a monthly snapshot rather than a broad market trend.
Still, the individual sales are revealing.
The five transactions totaled approximately $2.04 million.
Four were reported as single-family residences and one as a condominium.
Among the four single-family sales:
Median sale price: $429,500
Average sale price: approximately $441,003
Median DOM: approximately 37 days
Median sale-to-final-list ratio: approximately 101%
Two of the four single-family closings sold above final list price.
And importantly, the two highest-priced residential sales across the entire Willoughby/Willoughby Hills dataset occurred in Willoughby Hills.
Willoughby Hills Sales | August 2026
Property | Type | Sold Price | Final List Price | DOM |
|---|---|---|---|---|
35550 Hanna Road | Single Family | $625,000 | $600,000 | 3 |
2531 Timberline Drive | Single Family | $540,000 | $550,000 | 68 |
38650 Chardon Road | Single Family | $319,000 | $335,000 | 99 |
2923 Stratford Way | Single Family* | $280,011 | $269,900 | 5 |
420 Pebblebrook Drive | Condominium | $280,000 | $299,900 | 25 |
The month's highest closing was 35550 Hanna Road at $625,000, which sold $25,000 above its $600,000 final list price after only three DOM. The MLS reports approximately 3,682 square feet and a 1.16-acre lot.
The second-highest closing was 2531 Timberline Drive at $540,000, situated on approximately 2.14 acres according to the MLS record.
At 38650 Chardon Road, a residence on approximately 2.07 acres closed for $319,000 after 99 reported DOM.
The Stratford Way transaction closed above its final list price after five DOM, while Pebblebrook Farm represented the month's sole Willoughby Hills condo closing at $280,000.
*Property type is reported according to the MLS subtype field used in the supplied data.
What Is August Telling Willoughby Hills Sellers?
The sample is small, but one distinction is difficult to ignore:
Property and lot characteristics matter considerably in Willoughby Hills.
The month's two highest sales both exceeded $500,000, and both involved properties with more than one acre according to the MLS data.
That does not mean acreage alone creates value.
Home condition, usable space, privacy, location, architecture, updates and current competition still matter. But it demonstrates why a Willoughby Hills homeowner should not rely on a broad Lake County price-per-square-foot calculation or an automated valuation without considering the property's specific characteristics.
Willoughby vs. Willoughby Hills: Why the Difference Matters
August illustrates why these neighboring markets should not automatically be valued the same way.
The median Willoughby single-family sale price was approximately $305,000.
The median among the four Willoughby Hills single-family sales was approximately $429,500.
But even that comparison needs context.
Willoughby Hills produced only four single-family closings during August, and two of those were above $500,000. That small sample can move a monthly median significantly. The correct conclusion is not simply that one city's homes are “worth more.”
The useful conclusion is:
Sellers need to compare their home with the properties buyers would realistically consider as alternatives.
What Does August Mean for Willoughby and Willoughby Hills Sellers?
The August numbers reinforce several things.
There is buyer demand. Nearly $10 million in residential property closed across the two communities.
Strong properties can generate competition. Several homes sold above asking, including the month's highest Willoughby Hills sale and one of Willoughby's highest sales.
Not every property sells immediately. Market times ranged from only a few days to several months.
The upper end is active. Three residential properties closed at $500,000 or higher.
Property-specific analysis matters. Lot size, condition, construction age, updates, finished space, community and location can change the competitive set dramatically.
The important question for a homeowner is not:
“What is the average Willoughby home worth?”
It is:
“What are buyers paying for homes that actually compete with mine?”
That is where intelligent pricing begins.
What Does August Mean for Buyers?
Buyers should not assume every Willoughby or Willoughby Hills property offers substantial negotiating room.
Some August properties sold above asking within days. Others had longer histories and ultimately closed below asking.
Before making an offer, buyers should understand the property's:
Recent comparable sales
Current competition
Days on market and listing history
Condition and major updates
Lot and location
Finished living space
Property type and association obligations
How difficult its features would be to duplicate
The strongest opportunity is not necessarily the home with the biggest price reduction. It may be the property offering characteristics the next buyer cannot easily reproduce.
The Luxury Home Experts' Take
Willoughby and Willoughby Hills should not be treated as one generic Lake County housing market.
Willoughby includes established neighborhoods, newer construction, condominiums, attached residences and homes across a broad range of price points.
Willoughby Hills can introduce larger lots, acreage and properties whose characteristics require a very different comparative analysis.
August's numbers demonstrate that buyers will pay strongly for the right property. They also demonstrate that market time and negotiation can vary considerably from one home to another. Broad statistics are useful for context.
They are not a substitute for understanding the individual property.
For sellers, the objective is not simply to list.
It is to enter the market correctly.
Willoughby & Willoughby Hills Real Estate FAQ | August 2026
How many homes sold in Willoughby and Willoughby Hills in August 2026?
The supplied MLS records show 33 residential closings with August 1 through August 31, 2026 close dates, including 28 in Willoughby and five in Willoughby Hills.
What was the median Willoughby home sale price in August 2026?
Among the 22 Willoughby single-family closings, the median sale price was approximately $304,995.
What was the median Willoughby Hills home price?
Among the four single-family closings reported in Willoughby Hills, the median was approximately $429,500. Because only four single-family homes closed, this should be treated as a monthly snapshot rather than a long-term pricing trend.
What was the highest-priced Willoughby sale?
The highest Willoughby single-family closing in the August dataset was 3865 Arcadia Circle at $510,000.
What was the highest-priced Willoughby Hills sale?
35550 Hanna Road closed for $625,000, $25,000 above its $600,000 final list price after three reported DOM.
Are homes selling over asking in Willoughby?
Some are. Five of the 22 Willoughby single-family sales closed above final list price and another five closed at final list price.
How long are Willoughby homes taking to sell?
Median reported DOM among August single-family closings was approximately 35 days, although individual sales ranged from only a few days to substantially longer.
Are higher-priced homes selling in Willoughby and Willoughby Hills?
Yes. Three August residential closings reached $500,000 or more, with the highest closing at $625,000.
Is now a good time to sell a Willoughby or Willoughby Hills home?
That depends on the individual property, condition, price range and current competition. August demonstrates active demand, but the variation in market time and sale-to-list results makes a property-specific analysis more useful than a citywide average.
Considering Selling in Willoughby or Willoughby Hills?
Before choosing a price, making major improvements or putting your property on the market, understand what today's buyers are actually paying for homes that compete directly with yours.
Denise & Mark Zervos and The Luxury Home Experts at Platinum Real Estate provide property-specific market analysis, strategic pricing, elevated marketing and experienced negotiation for homeowners throughout Willoughby, Willoughby Hills and Lake County.
216-990-2100
239-264-1100
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Data Source & Methodology
This Willoughby & Willoughby Hills Market Intelligence | August 2026 analysis was prepared from the supplied 69-page residential MLS report. The source contained 34 residential closing records. One property, 1121 Windermere Drive, had a July 31, 2026 close date and was excluded from the August calculations. The resulting analysis includes 33 residential transactions closing from August 1 through August 31, 2026. Single-family residences and condominiums were analyzed separately where meaningful. DOM represents reported Days on Market. Sale-to-list comparisons use the final list price shown on the closed MLS record, which may differ from the property's original asking price.
The 4879 Oakdale Drive builder/to-be-built transaction is included in the total transaction count and volume because it appears as a closed residential record, but it was treated cautiously when interpreting normal resale negotiation due to the unusual relationship between its marketed to-be-built price and reported closing price.
MLS information is believed to be reliable but is not guaranteed and should be independently verified. The underlying report itself cautions that listing information may derive from multiple sources and consumers should independently investigate property information.
Properties identified here are presented as marketwide sales data.
