New Construction in Circleville, Ohio: Is It Worth It vs Resale?

New construction in Circleville closed at a median of $377,787 this year. Resale closed at $285,000. Per square foot it is $171 against $186.

Two related reads before the numbers: which builders are actually active around Columbus right now, and the builder walkthrough videos.

Those two comparisons do not tell the same story. Here is the full read, from 152 Circleville closings recorded between January and August.

Why is there a price gap between new construction and resale in Circleville?

Because the resale stock here was built in 1964 and it is small.

The median Circleville resale is 1,549 square feet with a median year built of 1964. New construction is 2,155 square feet built in 2025. That is 39 percent more house and sixty years of difference in systems, insulation and layout.

Per square foot the comparison inverts. New construction is $171 and resale is $186. You are paying 8.1 percent less per foot for the newer, larger house, and the headline gap of 32.6 percent has been hiding that completely.

At equal size the difference is worth roughly $23,043 in favor of new construction.

Circleville, 2026 closings through August	New construction	Resale
Homes closed	23	129
Median close price	$377,787	$285,000
Median square footage	2,155	1,549
Median price per square foot	$171	$186
Median year built	2025	1964

Source: Columbus MLS closings, January 1 through August 27, 2026, Circleville mailing address.

What happens when you compare the same size house?

Take the median new construction size, 2,155 square feet, and buy it as a resale at Circleville's resale rate of $186 per foot. That lands near $400,830. The actual median new construction close was $377,787, putting new construction about $23,043 under.

I run this test on every town in this series because the median on its own is the most misread number in real estate. It compares whatever happened to trade rather than like against like, and where new homes and resale homes are different sizes it measures the size difference at least as much as the price.

Does days on market tell you whether new construction is worth it?

Not directly, and it is worth being precise about why. Days on market matters for exactly one reason: a fast market means buyers are competing, competition means bidding wars, and bidding wars push the price above what the seller asked. Speed itself is not what you care about. What the speed tells you about competition is.

Which means it cuts one direction only, and the cost lands in the worst possible place, which is your cash. A house lists on Thursday, thirty people walk it over the weekend, and it closes twenty thousand above asking. Your lender does not care that you won. They lend against the appraisal, and the appraisal is coming in near the asking price rather than near your offer. That twenty thousand is not financeable. You write a check for it, on top of your down payment, and it buys you nothing but the win.

A builder is doing the opposite of that on purpose. The price does not move, but the incentive budget is real and it is aimed straight at your cash to close: closing cost credits, prepaids, and a rate buydown. The builders I work with are generally landing buyers near 5.5 percent against roughly 6.7 percent on the open market, but there is no single builder rate: they write FHA and conventional, fixed and adjustable, and the number depends on the product. Three buyers touring the model on Saturday does not push that price up. Wanting it badly costs you nothing extra at the table.

So the useful question is never which side sells faster. It is whether the resale side is competitive enough that you would be handing over cash for the privilege of winning, on top of the house itself.

One measurement warning, because the number gets quoted a lot and it should not be. Builder days on market is not comparable to resale days on market. Builders do not enter listings on a set schedule: some specs go into the MLS before framing, some go in the week they are already sold so the closing records a comp, and plenty sell half built and never sit on the market at all. Across Central Ohio, 28 percent of new construction closings report under 7 days, and the longest reports 1,593 days, a record opened years before the house existed. Compare MLS entry date against sold date and new construction runs 113 days versus a reported 56. Resale days on market measures market time. New construction days on market measures how long a builder left a record open. This post does not treat the two as the same statistic.

Which Circleville communities have new homes right now?

The live directory for this town, with every community and builder, sits at new construction in Circleville.

Community	Builder	Homes available	Median asking
River Ridge	D.R. Horton	5	$369,900
Heritage Ponds	Fischer Homes	2	$419,610
The Courtyards		1	$389,900

Who is building in Circleville right now?

Three communities and eight homes total. River Ridge by D.R. Horton holds five of them, Heritage Ponds by Fischer has two, and The Courtyards has one. That is a thin market where the release calendar matters more than the current list, and where a community sitting on inventory late in a section is where any flexibility will be found.

The builder matters more than the floor plan does. Two homes with the same square footage can sit twenty thousand dollars apart on the same street once you account for what is standard, what is an upgrade, and how hard the change order process is when you want something moved.

What about the interest rate?

This is the part price per square foot cannot see, and it is often larger than everything above it.

Builders sell through their own lender. M/I has M/I Financial, Pulte has Pulte Mortgage, and most of the national builders here work the same way. The incentive budget can be spent on your rate instead of the price. They will not cut the sale price, since that resets the comp for the whole section, but buying your rate down costs them the same money and never touches the recorded number.

Most of the builders I talk to regularly are sitting somewhere around 5.5 percent right now. D.R. Horton has been the outlier and runs lower. Resale buyers I am working with are being quoted closer to 6.7 percent, because a private seller has no lender and no budget to buy anything down. That spread moves through the year and differs by builder, so treat the figures below as the shape of the thing rather than a quote.

Circleville, monthly cost to own	New construction	Resale
Loan at 5.5% (new) and 6.7% (resale)	$2,037/mo	$1,747/mo
Property tax, fully reassessed	$406/mo	$306/mo
Total	$2,443/mo	$2,053/mo

Five percent down on both sides. On that basis new construction runs +390 a month against resale here.

Does any of that change if you are paying cash?

All of it. Everything above runs on a rate the builder bought down, and if you are paying cash that advantage is worth nothing to you. The comparison collapses back to price, where new construction is $92,787 more than resale.

If you are the cash buyer, the builder's incentive budget still exists, you are simply declining the form they most want to pay it in. Ask for it somewhere it reaches you: closing costs, design center allowance, structural options, the lot premium. What you should not do is walk in with cash, decline their lender, and then ask for nothing else.

Across Central Ohio, cash is 20 percent of resale closings this year and 9 percent of new construction closings. Cash buyers gravitate to resale, and part of the reason is that the builder's best offer is one they cannot use.

Why is the tax number on a new construction listing so low?

Because the house is not on the tax rolls yet.

Across Central Ohio this year, new construction listings show a median annual tax of $1,282 against $4,350 for resale, even though new construction sells for more. As a share of price that is 0.22 percent for new against 1.29 percent for resale. The listed figure is the land, assessed before anybody built on it.

Once the improvement is on the books it goes to the real rate, which is the $406 a month in the table above rather than what the listing sheet shows. Your rate does not change. The tax does. Underwrite the reassessed number, and if a community advertises a tax abatement, ask when it expires and what happens the year after.

What should you check before you sign in Circleville?

1. Compare per square foot, not sticker. It is the only number that puts a new build and a resale on one axis.
2. Get the base price and the as-shown price on the same page. Model homes are built to sell the community, not to show you the base house.
3. Ask the lot premium on every lot, not just yours. It tells you how the builder ranks their own inventory.
4. Read the completion date language, not the date. What happens if it slips, who covers interim housing, whether your rate lock survives it.
5. Get your own inspection at framing and again before closing. This is the construction read. I walk it before the drywall goes up, while the framing, mechanicals and flashing are still visible, and I have never once done that walk without finding something worth raising.

So is new construction worth it in Circleville?

Another town where the median has been telling people the wrong story. New construction here is cheaper per square foot, considerably newer, and it comes with six weeks of decision time instead of twelve days. That combination is hard to argue against unless you specifically want a 1960s house on an established street, which is a legitimate thing to want.

One thing I did not put in this post: which of those 3 communities is handing out real incentives right now, and what they are worth against your rate. That moves month to month with the release schedule and the quarter, and publishing it would be out of date by the time you read it. Send me the community name, or just your price range and whether you are paying cash, and I will tell you what the last three closed for there and what is actually being given this month. If you want to walk one, tell me before you go so I can register you first.

Adam Geuy, REALTOR, Blacktree Realty. Call or text 937-239-2919.

Sources

• Columbus MLS, closed sales January 1 to August 27, 2026, Circleville mailing address (n=152: 23 new construction, 129 resale). Medians computed on sold price, documented square footage and year built. Days on market is reported for resale only, because builders do not enter listings on the same schedule and the field is not comparable.
• Columbus MLS, active and pending inventory as of August 27, 2026, for community counts and asking prices.