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📬 In today’s edition:

• 🌊 Cleveland Lakefront Plans Take Shape After Browns Departure

• 🌆 Refuge Markets: Cleveland Among Top Affordable Cities

• 🏘️ Cleveland’s Market Snapshot: Prices, Inventory & Insights

📰 Cleveland Market Minute

Investor Activity Is Muted, With Home Purchases Up 1% and Market Share Holding Steady

U.S. investor activity was sluggish in the third quarter, with investor home purchases up 1% from a year earlier and market share rising marginally.

Investor purchases of condos are down just slightly year over year, but they’re still sitting near a decade-low.

 🔗 Read More

Lakewood developments come into focus

Westline will fill a 2.75-acre site at 16000 Detroit Ave, most recently home to Steve Barry Buick. The development is led by NewBrook Partners of Rocky River and The Krueger Group of Cleveland.

The development will deliver 190 apartments across two buildings, as well as a separate commercial structure for a Huntington Bank branch. One of the apartment buildings will include a ground-level retail space.

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Filling the lakefront void left by the Browns

Among the objectives in redeveloping Downtown Cleveland’s lakefront is to fill the physical and economic void to be left by Huntington Bank Field and their main attraction, the Cleveland Browns.

The panel includes NCWDC Board members Mayor Justin Bibb, City Council President Blaine Griffin, Destination Cleveland CEO David Gilbert, First Interstate Properties CEO Mitchell Schneider, and Skinner.

🔗 Read More

🏠 Just Sold Spotlight – Ohio City Condo with Skyline Views

📍 1951 W 26th St, Apt 315, Cleveland, OH 44113

• 💰 Sold Price: $255,000

• 📏 Size: 1,260 sq. ft.

• 📅 Year Built: 2003

• 🛏 2 Beds | 🛁 2 Full Baths

• 🚗 1 Assigned Garage Space (Heated + Electric + Door Opener)

• 🏙️ Building: Fries & Schuele (historic)

• 🏘️ Subdivision: Carroll Ave Condo

• 💸 HOA: $587/mo (includes insurance, structure maintenance, parking, snow removal, trash, security)

• 🏫 School District: Cleveland Municipal School District

📝 Investor Takeaway

This modern 2-bedroom, 2-bath condo in Ohio City combines city living with investment potential. With 1,260 sq. ft. of open and bright interior space, the home features large windows showcasing sweeping Cleveland skyline views—a perfect backdrop for entertaining or daily living.

The well-appointed kitchen, spacious bedrooms, and full bathrooms offer modern convenience, while the in-unit laundry adds functional ease. The attached heated garage provides secure, convenient parking. With a prime location near West Side Market, Great Lakes Brewing Co., Market Garden, and top restaurants, this condo offers excellent rental potential or a turnkey urban residence.

🏡 Neighborhood Insight

• 📍 Community: Ohio City

• 🏞 Nearby Landmarks: West Side Market, Market Garden, Great Lakes Brewing Co., local bars, restaurants, and boutiques

• 🧾 Tax Abatement: None (fully assessed)

• 🚶 Accessibility: Minutes to downtown Cleveland, I-90, Lorain Ave, Detroit Ave; extremely walkable to dining, nightlife, and local amenities

📈 Recent Sales Nearby:

• 2001 W 25th St, Apt 212 – $265,000 | 2 Bed | 2 Bath | 1.2k sq. ft.

• 1975 W 26th St, Apt 403 – $270,000 | 2 Bed | 2 Bath | 1.3k sq. ft.

• 1950 W 25th St, Apt 101 – $250,000 | 2 Bed | 2 Bath | 1.2k sq. ft.

• 2005 W 26th St, Apt 307 – $258,000 | 2 Bed | 2 Bath | 1.25k sq. ft.

• 1985 W 26th St, Apt 205 – $262,000 | 2 Bed | 2 Bath | 1.3k sq. ft.

📌 Notable Features

• ✨ Sweeping city skyline views through large windows

• 🔥 Fireplace (living area)

• 🪟 Fully-applianced kitchen (range, microwave, refrigerator, dishwasher, washer, dryer included)

• 🛋 Bright open-concept living space

• 🧺 In-unit laundry

• 🛠 Contemporary one-level layout

• 🌳 Access to common grounds and fitness amenities

• 🚗 Assigned 1-car garage (heated, electric, door opener, paved)

• 🏠 Brick exterior with contemporary design

• ❄️ Forced air gas heating + central air cooling

💡 Insider’s Insight

🏠 Realtor Monthly Housing Report – November 2025

Affordability Reshapes Where Americans Can Buy Homes

Major changes from the U.S. Department of Housing and Urban Development (HUD) could significantly reduce permanent housing availability for people experiencing homelessness in Cuyahoga County.

Market Overview

• National median listing price: $415,000 (-0.4% YoY, -2.2% MoM)

• Active listings: 1,072,417 (+12.6% YoY)

• New listings: 328,760 (+1.7% YoY, -14.4% MoM)

• Median days on market: 64 days (+3 days YoY)

• Listings with price reductions: 18.0% (+1.3 points YoY)

Insight: Sellers are retreating from the market while buyers are increasingly selective, seeking affordability in smaller, traditionally underpriced metros.

Top Refuge Markets

Buyers are shifting to metros offering affordability and reasonable commutes:

Insight:

Refuge markets remain below national medians, offering opportunity for buyers priced out of coastal or large metro areas.

Delisting Trends

• Delistings up 37.9% YoY, marking 2025 as the highest since 2022

• Delisting-to-new-listing ratio: 0.27

• Top metros for delistings: Miami (45 per 100), Denver (39 per 100), Houston (37 per 100)

Insight: Rising delistings highlight mismatch between seller price expectations and buyer affordability.

Inventory & Pricing

• Inventory growth slows but remains 12.6% YoY

• Price per square foot: $222 (-1.0% YoY)

• National list prices down slightly, but long-term gains remain strong:

• +36.1% since 2019 (median list price)

• +48.4% since 2019 (price per sq. ft.)

Regional Snapshot:

🏠 House of the Week – Tremont Luxury Townhome with Panoramic Rooftop Views

📍 2503 Thurman St, Cleveland, OH 44113

• 💰 Price: $578,500

• 📏 Size: 2,324 sq. ft.

• 📅 Year Built: 2018

• 🛏 3 Beds | 🛁 3 Full + 2 Half Baths

• 🚗 1-Car Attached Garage

• 🌳 Lot Size: 1,420 sq. ft.

• 🏫 School District: Cleveland Municipal School District

🧘 Vibes: This stunning four-level townhome in Tremont blends urban luxury with artistic design, created by renowned artist Giancarlo Calicchia. Floor-to-ceiling windows illuminate premium hardwood floors throughout, while the designer kitchen features quartz countertops, shaker cabinetry, and Kitchenaid appliances.

The primary suite boasts a walk-in closet, cantilevered private terrace, and spa-like bathroom with Palissandro tile, frameless glass shower with rainfall and body jets, and double marble sinks. Each bedroom includes its own private bath, ideal for guests or family.

The fourth-level entertainment space offers a wet bar, half bath, and access to a two-tier rooftop deck with sweeping Cleveland skyline views. Additional outdoor spaces include a dining terrace off the kitchen and private fenced yard. Energy-efficient construction, high-end finishes, and a 15-year tax abatement complete the package.

👉 Listed by: Ricardo A Simonelli | Keller Williams Chervenic Realty

📞 440-552-6959 | ✉️ [email protected]

🛠 Tools & Resources We Recommend

• PropStream → Lead generation + property comps

• AirDNA → Short-term rental profitability data

• BiggerPockets Cap Rate Guide → Know how to calculate investment ROI

• Cleveland Housing Court Tracker → Spot eviction risks and distressed deals

• Cleveland Real Estate Investor Facebook Group → Share deals and insights with local investors

📣 Weekly Wrap-Up

🏙️ Cleveland Real Estate Weekly | December 2025

📰 Market & City Highlights

✨ Investor Activity Remains Muted

U.S. investor purchases were sluggish in Q3, rising just 1% YoY, with condo purchases near a decade low. Cleveland remains a refuge market, offering affordability and steady price growth (+4.5% YoY).

🏗️ Lakewood Developments Take Shape

Westline is set to transform 16000 Detroit Ave, replacing the former Steve Barry Buick site with 190 apartments and a commercial building anchored by Huntington Bank. Ground-level retail space will enhance the mixed-use community.

🧭 Insider’s Insight | Housing & Policy Update (Dec 2025)

🏠 Affordability Reshapes Where Americans Can Buy Homes

HUD policy changes reduce permanent housing availability in Cuyahoga County. Nationally, delistings rise to 37.9% YoY, marking 2025 as the highest since 2022. Refuge markets like Cleveland remain attractive with below-national-median prices and strong long-term value growth.

Local Takeaways:

• Sellers are increasingly selective, while buyers prioritize affordability

• Inventory growth +12.6% YoY, median PPSF: $222

• Cleveland’s YoY PPSF growth: +4.5%

🏠 Just Sold – Ohio City Condo

📍 1951 W 26th St, Apt 315, Cleveland, OH 44113 | 💰 $255,000 | 1,260 sq. ft. | 2 Bed | 2 Bath | Garage: 1 Heated/Electric | HOA: $587/mo

Investor Takeaway: Modern, bright condo with sweeping skyline views. Walkable to West Side Market, Market Garden, and Great Lakes Brewing Co. Excellent rental potential.

Neighborhood: Minutes to downtown & I-90 | Nearby bars, restaurants, boutiques | Recent sales: $250K–$270K

Features: Large windows, fully-applianced kitchen, in-unit laundry, fitness & common grounds access

🏡 House of the Week – Tremont Luxury Townhome

📍 2503 Thurman St, Cleveland, OH 44113 | 💰 $578,500 | 2,324 sq. ft. | 3 Bed | 3 Full + 2 Half Bath | Garage: 1 Attached | Lot: 1,420 sq. ft.

Vibes: Four-level luxury with floor-to-ceiling windows, designer kitchen, hardwood floors, rooftop terrace, wet bar, primary suite with spa bath & private terrace. Energy-efficient + 15-year tax abatement.

👉 Agent: Ricardo A. Simonelli | 440-552-6959 | [email protected]

Until next week,

Cleveland Real Estate Investors

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