I've been looking at the latest Cleveland market numbers for Q3, and a few things stood out.

Here's a quick snapshot of city of Cleveland:

• Median sale price: Approximately $150K, up 1% from Q2
• Active listings: Up 7.8% from Q2
• Homes sold: Down 5.3% from Q2
• New listings: Up 6% from Q2
• New pending sales: Down 10% from Q2

With more properties coming onto the market and fewer closings compared with the previous quarter, it's worth paying attention to how individual properties are priced and how long they're sitting.

For investors, I don't think a market report tells you whether a deal is good or bad on its own. Neighborhood, property condition, rental demand, taxes, and the quality of the deal still matter.

Cleveland has a wide range of property types and price points, so I think it's important to look beyond the headline numbers and understand what's happening at the neighborhood level.

As an investor myself, I know the overall market numbers only tell part of the story. In Northeast Ohio, every neighborhood and property is different. I pay attention to things like rental demand, property condition, and what the area has to offer before deciding whether a deal makes sense.