Have you heard agents talk about “months supply” and wondered what it means for your Powell home search? If you plan to buy in Powell or Delaware County, this number helps you understand your leverage, how fast you need to move, and what to include in your offer. In this guide, you’ll learn what months supply of inventory is, how it moves in central Ohio, and simple ways to use it to time your move and structure a winning offer. Let’s dive in.

Months supply, in plain English

Months supply of inventory (MSI) estimates how long it would take to sell all current active listings at the current pace of sales. The simple formula is: MSI = active listings ÷ average monthly closed sales.

Analysts often use a trailing 1-, 3-, or 12-month average of closings. Shorter windows show recent momentum. Longer windows smooth out seasonal swings. As a rule of thumb, about 6 months of supply is considered a balanced market, according to industry benchmarks from the National Association of Realtors.

• Low MSI means a seller’s market and tighter competition.
• Around 6 months is balanced and more negotiable.
• High MSI means a buyer’s market and more leverage.

Keep in mind that price range, property type, and condition can create very different dynamics within the same city.

Why Powell’s MSI can be different

Powell sits in Delaware County within the Columbus metro. Delaware County has seen steady population growth, which supports demand for suburban homes. You can see that trend in the U.S. Census QuickFacts for Delaware County.

Local factors shape MSI:

• New construction can add inventory quickly, and builder incentives can compete with resale homes in the same price band.
• Price tiers behave differently. Starter-price homes often see lower MSI than higher-end properties.
• Renovated and move-in-ready homes usually sell faster than homes that need updates.

These differences mean the overall Powell number is helpful, but your exact price band and property type matter even more.

Seasonality in central Ohio

Central Ohio typically sees inventory build in late summer and fall and then level off or dip into winter. Buyer demand tends to surge in spring. The result is usually lower MSI in spring and higher MSI in late fall and winter. This is consistent with broader seasonality patterns discussed in Realtor.com’s market seasonality articles.

• Spring: more listings and more buyers. Expect faster sales and more competition.
• Late fall and winter: fewer listings, but often more room to negotiate with motivated sellers.

How to check today’s MSI for Powell

For the most accurate, current numbers, use local MLS data. The best public source is Columbus REALTORS market reporting. You can explore county and city trends and ask an agent to pull neighborhood-level figures. Start with Columbus REALTORS market reports.

Public portals can offer snapshots too, but MLS and local association data are usually more precise for small areas like Powell.

Calculate MSI for your search

If you want to estimate MSI for your price range or a specific Powell neighborhood, try this:

1. Define your area. Use Powell city limits, the relevant ZIP code, or a specific subdivision.
2. Choose a sales window. Three months shows recent momentum. Twelve months smooths seasonality.
3. Gather the numbers: current active listings and average monthly closed sales in your window.
4. Compute MSI = active listings ÷ average monthly sales.

Example for illustration: if there are 50 active listings and an average of 25 closings per month, MSI is 2. That signals a seller’s market. Always segment where you can:

• By price band: under $400k, $400k–$600k, and above $600k can behave very differently.
• By property type and condition: single-family, condo, new build, or resale.
• By trend: one low month can be a blip, while several months show a real shift.

What MSI means for your offer

MSI changes how you structure price and terms. Use the scenarios below as general guidance. They are illustrative, not price recommendations.

Low MSI: 1–2 months

What it means: Very tight supply and strong seller leverage. Multiple offers are common and timelines move fast.

Must-haves:

• Solid mortgage pre-approval and proof of funds.
• Minimal contingencies you are comfortable with.

Offer tactics:

• Lead with a strong price or use an escalation clause.
• Be flexible on closing date and increase earnest money to signal commitment.
• Shorten inspection and financing timelines if your risk tolerance allows.

Risk management:

• If prices are running above list, consider appraisal-gap strategies with your lender’s guidance.
• Understand the risks before waiving or shortening contingencies.

Illustrative example:

• List price $450,000, MSI around 2, and the home gets six offers. A clean offer with an escalation up to $475,000 and a two-week inspection window may be competitive.

Moderate or near-balanced MSI: around 4–7 months

What it means: More even footing between buyers and sellers.

Must-haves:

• A competitive price and standard contingencies.
• A clear read on days on market and recent comps.

Offer tactics:

• If a home has been listed for a few weeks, start reasonably below list and expect negotiation.
• Use the inspection to gather information and negotiate repairs or credits.

Illustrative example:

• List price $450,000, MSI around 6, 18 days on market. An offer at $435,000 with standard contingencies may be accepted or countered.

High MSI: 8–9 months or more

What it means: Buyer’s market with more leverage on price and terms.

Must-haves:

• Patience and a full negotiation plan.
• Standard contingencies to protect your interests.

Offer tactics:

• Consider offers below list price.
• Ask for seller-paid closing costs or repairs.
• Offer a longer closing or a short rent-back if it helps the seller and strengthens your position.

Illustrative example:

• List price $450,000, MSI around 9. An offer at $405,000 with inspection contingency and a request for $5,000 toward closing costs can be a reasonable starting point.

Non-price terms that still matter

No matter the MSI, the cleanest offer often wins. Pay attention to:

• Closing timeline and occupancy needs.
• Earnest money size.
• Inspection timeframe and scope.
• Financing type and documentation.
• Whether your purchase depends on selling another home.

Timing your Powell move

Spring typically brings more choices but also more competition, which means faster decisions. Late fall and winter often mean fewer options but more room to negotiate on price and terms. Choose the season that best fits your goals and life logistics, like work timing or school calendars. For broader context on buying patterns, review seasonality insights from Realtor.com.

Quick buyer checklist

Use this simple checklist to stay ahead in Powell:

• Check MSI monthly and watch the trend, not just a single data point.
• Segment MSI by your price range and preferred neighborhoods.
• Track days on market and list-to-sale ratios alongside MSI.
• Get a strong mortgage pre-approval and ask your lender about appraisal-gap options.
• Decide your must-haves versus nice-to-haves so you can act quickly.
• Keep an eye on new-construction supply and incentives if you are open to a new build.
• Work with a local agent who can pull MLS data from Columbus REALTORS and advise on neighborhood-level dynamics.

The bottom line for Powell buyers

MSI is a simple number that tells you a lot about your leverage. In Powell and Delaware County, it shifts with seasonality, new construction, and price tier. When you read MSI in context, you can time your move, write better offers, and feel confident about the path to closing.

If you want neighborhood-specific MSI and a clear offer plan tailored to your budget and timeline, reach out to Keli Fisher. You will get local insight, practical strategy, and tools that help you move with confidence.

FAQs

How often does months supply change in Powell?

• MSI is updated monthly. Expect lower MSI in spring and higher MSI in winter. Focus on trends over several months rather than one data point.

Can MSI differ by price range in Powell?

• Yes. Starter-price homes often have lower MSI than higher-priced segments. Always compute MSI by your specific price band and property type.

If MSI is low, do I need to waive inspections?

• Not necessarily. Many buyers keep an inspection for information and negotiate from there. Waiving or shortening contingencies increases risk and should be considered carefully.

Where can I find accurate MSI for Powell?

• The most reliable source is MLS data via a Columbus REALTORS–affiliated agent and Columbus REALTORS market reports. Public portals can be helpful but may use different geographies or timing.