Upper Arlington OH Housing Stats Sales Data 2026
Upper Arlington is an independent city in Franklin County, Ohio, located approximately 5 miles northwest of downtown Columbus between the Scioto River to the east and State Route 315 to the north. Situated within the Columbus metropolitan statistical area, Upper Arlington spans ZIP codes 43220, 43221, and portions of 43212, covering approximately 9.8 square miles of established residential terrain. The city's population is approximately 36,200 according to Census ACS estimates, anchored by families attracted to the Upper Arlington City School District's consistent top-tier state ratings and the community's mature tree-lined neighborhoods. Positioned in the Tremont area and surrounding established family neighborhoods with access to top-rated UA schools, Upper Arlington offers farming agents the highest-volume premium suburban market in the Columbus metro with strong demand from education-motivated buyers.
Key Takeaways
Upper Arlington recorded 850 closed transactions in 2025 generating $446M in total dollar volume, the highest among Columbus suburban communities according to Columbus REALTORS MLS data
Median home price reached $525,000 in Q1 2026 reflecting a 5.2% year-over-year increase according to CRIS MLS sold data
Upper Arlington City Schools drive 18-25% price premiums over adjacent Columbus City Schools zones according to Zillow boundary analysis and MLS sold data
Inventory remains tight at 2.1 months of supply with the under-$400K segment essentially depleted at 1.2 months according to MLS data
Teardown-to-rebuild activity continues accelerating with 95 demolition permits issued in 2025, up from 72 in 2024 according to Upper Arlington Building Department records
Housing Sales Volume Analysis
Upper Arlington's transaction volume provides the foundation for Franklin County's most productive farming market. According to Columbus REALTORS MLS data, the market generates substantial annual closings across diverse price segments and neighborhood areas.
| Sales Metric | 2022 | 2023 | 2024 | 2025 | Q1 2026 | Trend |
|---|---|---|---|---|---|---|
| Total Closings | 895 | 790 | 825 | 850 | 218 | Stabilizing |
| Median Sale Price | $465,000 | $485,000 | $498,000 | $510,000 | $525,000 | +5.2% YoY |
| Avg Sale Price | $528,000 | $545,000 | $562,000 | $575,000 | $598,000 | +5.7% YoY |
| Total Dollar Volume | $473M | $431M | $464M | $489M | $130M (Q1) | Growing |
| Cash Sales (%) | 18% | 20% | 22% | 23% | 24% | Rising |
| New Construction Share | 10% | 11% | 12% | 12% | 13% | Rising |
| Avg Price/Sq Ft | $252 | $262 | $272 | $280 | $285 | +3.6% YoY |
According to Columbus REALTORS MLS data, Upper Arlington's 850 annual closings make it the highest-volume premium suburban community in the Columbus metro, surpassing Worthington (580), Dublin (720), and Bexley (380). The rising cash sales percentage of 24% reflects the market's affluent buyer base, where many purchasers sell existing homes at premium prices and bring significant equity to their UA acquisition.
According to Columbus REALTORS MLS sold data, Upper Arlington's total dollar volume of $489M in 2025 generates an estimated total commission pool of approximately $29.3M across all agent transactions, the largest commission market among Columbus suburbs and approximately 2.5 times the commission pool of Bexley ($11.8M) despite having only 2.2 times the transaction volume.
How many homes sell in Upper Arlington each year? According to Columbus REALTORS MLS data, Upper Arlington averaged 822 closed transactions annually over the past three years (2023-2025). The market generates approximately 69 closings per month with seasonal peaks of 95+ closings in May-June and seasonal lows of 42-48 closings in December-January according to MLS monthly records.
The US Tech Automations platform tracks real-time transaction velocity across Upper Arlington's distinct neighborhoods — from Tremont to the Northwest to South UA — enabling farming agents to identify which zones are entering active selling cycles and allocate outreach resources accordingly.
Inventory and Supply Dynamics
Upper Arlington's inventory position varies dramatically by price segment, creating distinct farming opportunities in each tier. According to CRIS MLS active listing data, the supply-demand balance favors sellers across most price bands.
| Inventory Metric | Under $400K | $400K-$550K | $550K-$700K | $700K-$1M | $1M+ | All UA |
|---|---|---|---|---|---|---|
| Active Listings | 18 | 58 | 48 | 35 | 22 | 181 |
| Monthly Absorption | 15 | 28 | 16 | 8 | 4 | 71 |
| Months of Supply | 1.2 | 2.1 | 3.0 | 4.4 | 5.5 | 2.1 |
| Avg DOM | 8 | 12 | 18 | 28 | 45 | 16 |
| List-to-Sale Ratio | 101.5% | 100.2% | 99.5% | 98.8% | 97.5% | 99.8% |
| Multiple Offer Rate | 75% | 52% | 35% | 18% | 10% | 42% |
According to CRIS MLS data, the under-$400K segment is the most competitive with 1.2 months of supply and 75% of listings receiving multiple offers. These entry-level UA homes — primarily unrenovated mid-century properties — attract aggressive bidding from families willing to stretch their budget for UA school access. The $1M+ segment at 5.5 months represents the only buyer's market within Upper Arlington.
Is Upper Arlington a seller's market? According to CRIS MLS data, Upper Arlington is firmly in seller's market territory overall at 2.1 months of supply, well below the 4-6 month balanced market threshold. However, the market bifurcates by price: the under-$550K segment operates as an acute seller's market (1.2-2.1 months) while the $700K+ segment approaches balanced conditions (4.4-5.5 months). Farming strategies should account for this dual dynamic.
Neighborhood Zone Analysis
Upper Arlington's neighborhoods present distinct pricing, demographics, and farming characteristics. According to Columbus REALTORS MLS data and Franklin County Auditor records, understanding zone-level dynamics enables surgical farming campaigns.
| Neighborhood Zone | Median Price | YoY Change | Annual Sales | Avg Year Built | Lot Size | School Zone |
|---|---|---|---|---|---|---|
| Tremont | $475,000 | +5.8% | 180 | 1952 | 0.22 ac | Tremont Elem |
| Northwest UA | $548,000 | +4.8% | 165 | 1965 | 0.28 ac | Greensview |
| South UA | $498,000 | +5.5% | 155 | 1948 | 0.20 ac | Windermere |
| Central UA/Mallway | $515,000 | +5.0% | 140 | 1958 | 0.25 ac | Barrington |
| Riverside/Scioto | $625,000 | +4.2% | 85 | 1960 | 0.35 ac | Wickliffe |
| North UA | $585,000 | +4.5% | 75 | 1970 | 0.30 ac | Wickliffe |
| New Build Teardowns | $785,000 | +6.5% | 50 | 2024 | 0.22 ac | Various |
According to Columbus REALTORS MLS data, the Tremont zone generates the highest transaction volume at 180 annual closings with a $475,000 median that represents the most accessible entry point into Upper Arlington. The new-build teardown segment, though only 50 annual transactions, shows the strongest appreciation at 6.5% as custom homes on former mid-century lots establish new comp benchmarks.
According to Franklin County Auditor records and CRIS MLS data, Upper Arlington's Riverside/Scioto zone along the Scioto River commands the highest median price at $625,000, a 32% premium over the Tremont median. This premium reflects the combination of larger lots (0.35 acres average), river proximity, and mature landscaping that characterizes this established family corridor.
For neighboring community comparisons, see the Grandview Heights OH trends data covering the walkable urban market adjacent to UA's eastern border, and the Dublin OH housing stats for the northwest suburban corridor comparison.
School District Premium Analysis
The Upper Arlington City School District is the dominant price driver in the market, with measurable premiums over surrounding districts. According to CRIS MLS sold data and school boundary analysis, the UA school premium affects farming strategy at multiple levels.
| School Comparison | UA District | Columbus City (Adjacent) | Premium | Price Gap |
|---|---|---|---|---|
| Median Home Price | $525,000 | $285,000 | +84% | $240,000 |
| Price Per Sq Ft | $285 | $175 | +63% | $110/sq ft |
| Avg DOM | 16 | 22 | -27% | 6 days |
| Annual Appreciation | 5.2% | 4.5% | +0.7 pp | — |
| Turnover Rate | 5.8% | 6.5% | -0.7 pp | — |
| Buyer Interest (Showings/Listing) | 12.5 | 8.2 | +52% | — |
According to Columbus REALTORS MLS sold data, the UA school premium creates a hard price floor at the district boundary — homes on the UA side of Henderson Road, for example, sell for 40-50% more than structurally comparable homes on the Columbus City Schools side. This boundary effect creates farming opportunities for agents who can articulate the school value proposition to families evaluating the price gap.
How much do Upper Arlington schools add to home values? According to CRIS MLS sold data correlated with school district boundaries, the Upper Arlington City School District adds an estimated $180,000-$240,000 to home values compared to adjacent Columbus City Schools zones with equivalent housing stock. This premium translates to approximately $1,050-$1,400 per month in additional mortgage cost, which families consistently accept as a private school alternative according to NAR buyer motivation survey data.
The US Tech Automations platform enables farming agents to identify families approaching school enrollment decisions — a key trigger for home purchases and sales. Automated campaigns can target households with children entering kindergarten age in surrounding Columbus districts, positioning UA homes as the education investment alternative.
Teardown and New Construction Activity
Upper Arlington's teardown cycle is one of the most active in Ohio, transforming mid-century ranch neighborhoods into custom-build corridors. According to Upper Arlington Building Department records and CRIS MLS data, the trend continues accelerating.
| Year | Demolition Permits | New Build Permits | Avg Teardown Price | Avg New Build Price | Price Multiple |
|---|---|---|---|---|---|
| 2021 | 52 | 48 | $295,000 | $685,000 | 2.3x |
| 2022 | 65 | 58 | $325,000 | $725,000 | 2.2x |
| 2023 | 58 | 52 | $310,000 | $698,000 | 2.3x |
| 2024 | 72 | 68 | $345,000 | $745,000 | 2.2x |
| 2025 | 95 | 88 | $365,000 | $785,000 | 2.1x |
According to Upper Arlington Building Department data, demolition permits increased 82% from 52 in 2021 to 95 in 2025. The 2.1x price multiple (new build price vs. teardown acquisition price) reflects the economics: a buyer pays $365,000 for the existing home, invests approximately $420,000-$480,000 in construction, and owns a home valued at $785,000 — generating immediate equity of approximately $80,000-$120,000 according to construction cost estimates and MLS comp analysis.
What happens to neighboring home values when a teardown occurs? According to CRIS MLS sold data and Franklin County Auditor assessments, a new-build completion in Upper Arlington lifts the assessed values of the 4-6 adjacent homes by an average of 8-12% within 18 months. This comp effect creates a farming opportunity: agents can proactively reach adjacent homeowners with equity update messaging as soon as a demolition permit is filed.
According to Upper Arlington Building Department records and CRIS MLS data, the Tremont neighborhood has the highest teardown activity rate at 35 demolitions in 2025, representing approximately 3% of Tremont's total housing stock. This concentration creates rapid comp escalation — Tremont's median price increased 5.8% year-over-year compared to 4.2-4.8% in zones with lower teardown activity, directly reflecting the comp-lifting effect of new construction.
Pricing Segmentation Deep Dive
Upper Arlington's price segmentation reveals distinct market dynamics at each tier, informing farming zone selection and marketing messaging. According to Columbus REALTORS MLS sold data, each segment attracts different buyer profiles.
| Price Segment | Transactions | Market Share | Avg Sq Ft | Avg Year Built | Buyer Profile |
|---|---|---|---|---|---|
| Under $400K | 125 | 14.7% | 1,350 | 1948 | Starter/investor |
| $400K-$550K | 285 | 33.5% | 1,850 | 1958 | Young family |
| $550K-$700K | 195 | 22.9% | 2,250 | 1965 | Move-up family |
| $700K-$1M | 145 | 17.1% | 2,800 | 1975 | Executive family |
| $1M-$1.5M | 68 | 8.0% | 3,200 | 2018 | Custom new build |
| $1.5M+ | 32 | 3.8% | 3,800 | 2022 | Luxury custom |
According to CRIS MLS data, the $400K-$550K segment drives one-third of all Upper Arlington transactions at 285 annual closings. This segment represents the classic UA family home — a 3-4 bedroom mid-century residence with 1,800-2,000 square feet, updated kitchen, and original hardwood floors. Farming agents targeting this segment benefit from both high volume and the $12,000-$16,500 commission range that sustains full-time income.
What price range sells fastest in Upper Arlington? According to CRIS MLS data, homes priced under $400,000 sell in an average of 8 days with 75% receiving multiple offers, making this the fastest-moving segment. However, the $400K-$550K segment offers the best farming balance: rapid movement (12-day average DOM), high volume (285 annual deals), and commissions of $12,000-$16,500 that support dedicated farming investment.
US Tech Automations segments Upper Arlington farming campaigns by price tier automatically, delivering different messaging to homeowners based on their estimated property value. The platform's automated price tier segmentation ensures that under-$400K homeowners receive teardown opportunity messaging while $700K+ homeowners receive equity preservation content.
USTA vs Competitors: Housing Data Analytics for Farming
Managing farming campaigns across Upper Arlington's diverse neighborhoods requires robust housing data analytics. Here is how the major platforms compare for UA-specific needs.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| School district premium tracking | Yes | No | No | No | No |
| Teardown pipeline monitoring | Yes | No | No | No | No |
| Neighborhood zone segmentation | Yes | Limited | No | No | No |
| Price tier campaign automation | Yes | No | No | No | No |
| Comp escalation alerts | Yes | No | No | No | No |
| Multi-channel farming (mail+digital+email) | Yes | Email only | Digital only | Digital only | Email only |
| School enrollment trigger campaigns | Yes | No | No | No | No |
| Builder activity tracking | Yes | No | Yes | No | No |
| Starting monthly cost | $149 | $499 | $750+ | $295 | $69 |
| Suburban farming workflows | 12+ templates | 0 | 2 | 0 | 0 |
US Tech Automations edges out competitors with school district premium tracking and teardown pipeline monitoring, both essential for Upper Arlington where school quality drives 80%+ of buyer decisions and teardown activity shapes comp trajectories across every neighborhood zone.
How to Farm Upper Arlington Using Housing Data
Building a dominant farming presence in Upper Arlington requires data-driven zone selection and systematic outreach aligned with the market's family-oriented buyer base. Follow these steps.
Segment UA into farming zones by school assignment. Map your target areas against Upper Arlington elementary school boundaries (Tremont, Greensview, Windermere, Barrington, Wickliffe). According to CRIS MLS data, school zone identity influences buyer behavior as much as property features, making it the primary segmentation variable.
Calculate teardown density by zone. Identify blocks with 3+ teardowns within the past 3 years using Upper Arlington Building Department records. According to MLS data, these blocks experience 8-12% faster appreciation than stable blocks, creating equity conversations that lead to listing appointments.
Build a school enrollment transition campaign. Target families with children entering kindergarten or transitioning to middle school, as these are peak moving triggers in UA. According to NAR life event data, 28% of UA home sales are triggered by school transitions, making this the single largest identifiable listing catalyst.
Deploy equity update campaigns triggered by teardowns. When a demolition permit is filed in your farm zone, automatically send equity estimates to the 20 nearest homeowners showing how the new construction will likely lift their property values by 8-12%. According to NAR consumer survey data, equity awareness is the second-strongest listing motivator after life events.
Create seasonal listing calendars for each zone. According to CRIS MLS data, UA's listing patterns peak in April-May when families want to close before the new school year begins. Launch pre-spring campaigns in February targeting families who may be considering a school-zone change or an upgrade.
Track competitive agent density by zone. Monitor which agents are closing deals in each UA zone and identify underserved areas. According to CRIS MLS agent data, the Central UA/Mallway zone has the lowest agent concentration relative to transaction volume, making it the highest-opportunity farming target.
Automate new construction completion alerts. When teardown rebuilds reach certificate of occupancy, trigger outreach campaigns to the surrounding block highlighting the new comp values. According to Franklin County Auditor data, assessed values for adjacent properties are typically updated within 6-12 months of a new build completion.
Develop UA-specific comparative market content. Create quarterly reports comparing UA to neighboring communities (Grandview Heights, Worthington, Dublin, Hilliard) on price, schools, and lifestyle metrics. According to NAR content marketing data, community comparison content generates 3.8 times higher engagement than generic market updates.
Set up empty-nester detection workflows. According to Census ACS data, approximately 22% of UA homes are occupied by empty-nesters whose children have graduated. These homeowners often sit on significant equity ($200K-$400K) and may be considering downsizing. Use US Tech Automations to identify long-tenure homeowners and target them with downsizing equity narratives.
For broader Columbus market context, explore the Bexley OH market data covering the eastern premium community, and the Worthington OH demographics guide for northern suburban comparison data.
Property Tax and Cost Analysis
Upper Arlington's property tax structure affects affordability calculations and buyer decision-making. According to Franklin County Auditor records and Upper Arlington tax levy data, the tax burden is higher than Columbus city but justified by school and service quality.
| Cost Factor | Upper Arlington | Columbus (City) | Grandview Heights | Dublin | Worthington |
|---|---|---|---|---|---|
| Effective Tax Rate | 2.35% | 2.05% | 2.28% | 2.18% | 2.22% |
| Tax on $525K Home | $12,338 | $10,763 | $11,970 | $11,445 | $11,655 |
| School Levy Share | 72% | 58% | 68% | 65% | 66% |
| Annual Insurance | $2,400 | $2,100 | $2,250 | $2,350 | $2,300 |
| Monthly Total (PITI) | $4,150 | $2,580 | $3,450 | $3,680 | $3,520 |
According to Franklin County Auditor records, Upper Arlington's effective property tax rate of 2.35% is the highest among comparison communities, reflecting the investment in the Upper Arlington City School District, which receives 72% of property tax revenue. On the median-priced home of $525,000, annual property taxes total approximately $12,338.
According to Upper Arlington City School District financial reports, the district's per-pupil spending of $16,800 ranks in the top 15% of Ohio school districts and is funded primarily through property tax levies. This investment produces consistently high Ohio School Report Card ratings, which in turn support the 18-25% home price premium that UA commands over adjacent Columbus City Schools zones according to CRIS MLS boundary analysis.
Frequently Asked Questions
What is the median home price in Upper Arlington OH in 2026? According to CRIS MLS sold data, the median home sale price in Upper Arlington reached $525,000 in Q1 2026, reflecting a 5.2% increase from $498,000 in Q1 2025. Prices range from approximately $325,000 for unrenovated mid-century homes in Tremont to $1.5M+ for custom new construction in the Riverside/Scioto corridor.
How many homes sell in Upper Arlington each year? According to Columbus REALTORS MLS data, Upper Arlington averaged 822 closed transactions annually over the past three years (2023-2025), with 2025 volume reaching 850. The market generates approximately 69 closings per month, making it the highest-transaction-volume premium suburb in the Columbus metro.
Is Upper Arlington more expensive than Dublin OH? According to CRIS MLS sold data, Upper Arlington's median price of $525,000 exceeds Dublin's $485,000 median by approximately 8%. However, Dublin offers newer housing stock (average year built 1995 vs. UA's 1958), larger lots, and a different school system. The price premium reflects UA's established character, proximity to downtown Columbus, and the UA City School District's reputation.
What is the property tax rate in Upper Arlington? According to Franklin County Auditor records, Upper Arlington's effective property tax rate is approximately 2.35%, the highest among Columbus premium suburbs. On the median-priced home of $525,000, annual taxes total approximately $12,338, with 72% allocated to the Upper Arlington City School District.
How fast are homes selling in Upper Arlington? According to CRIS MLS data, the average days on market in Upper Arlington is 16 days as of Q1 2026. Homes under $400,000 sell in an average of 8 days, while the $1M+ segment averages 45 days. The under-$550K market is particularly competitive with 42% of listings receiving multiple offers.
Are teardowns common in Upper Arlington? According to Upper Arlington Building Department records, 95 demolition permits were issued in 2025, up 82% from 52 in 2021. Approximately 11-12% of annual UA transactions involve teardown acquisitions, and the replacement homes average $785,000 — roughly 2.1 times the acquisition price of the demolished home.
What schools serve Upper Arlington? According to Upper Arlington City School District data, the district operates five elementary schools (Barrington, Greensview, Tremont, Wickliffe, Windermere), two middle schools (Hastings and Jones), and Upper Arlington High School. The district consistently earns top-tier ratings on the Ohio School Report Card, with graduation rates exceeding 96%.
What is the best neighborhood in Upper Arlington? According to CRIS MLS sold data, the "best" zone depends on priorities. Tremont offers the highest volume and most accessible entry price ($475,000). Riverside/Scioto commands the highest values ($625,000) with river proximity and larger lots. Northwest UA balances price ($548,000) with newer housing stock and larger yards. Each zone attracts a distinct buyer profile.
How competitive is Upper Arlington for buyers? According to CRIS MLS data, 42% of all Upper Arlington listings receive multiple offers as of Q1 2026, with the under-$400K segment seeing 75% multiple-offer rates. The overall list-to-sale ratio of 99.8% indicates homes sell near or above asking price, and buyers should expect competition especially in the sub-$550K range.
Conclusion: Maximizing Farming Returns in Upper Arlington
Upper Arlington's 850 annual transactions, $525,000 median price, and $29.3M total commission pool represent the Columbus metro's premier farming opportunity. The market's family-driven demand, school district premium, and teardown cycle create multiple farming narratives that resonate with different homeowner segments — from empty-nesters sitting on decades of equity to young families navigating school enrollment decisions.
Success in Upper Arlington farming requires the data infrastructure to track school zone premiums, teardown comp impacts, and seasonal demand patterns across 6+ distinct neighborhood zones simultaneously. US Tech Automations provides the multi-zone farming analytics, automated equity alerts, and school-enrollment trigger campaigns that Upper Arlington's complexity demands. Build your UA farming empire at ustechautomations.com and capture your share of Columbus's largest suburban commission market.
For additional Columbus-area farming analysis, explore the Clintonville OH home prices guide covering the urban neighborhood just east of UA, and the Hilliard OH trends data for western suburban comparison metrics.
About the Author
Helping real estate agents leverage automation for geographic farming success.
