A quick read on where Columbus rentals stand heading into winter, from someone who self-manages here.

Swiss Realty Group's Q3 2026 Columbus multifamily analysis (disclosure: my brokerage) put overall multifamily vacancy at 10.1%, with stabilized properties at 7.7%, and effective rents roughly flat at -0.2%. Nationally, the Census Bureau's Housing Vacancy Survey shows rental vacancy at 7.6% for Q3 2026, up from 7.1% a year earlier. Sources: swissrealtyltd.com/columbus-multifamily-absorption-hits-a-five-year-high-as-overall-vacancy-eases-q3-2026-market-analysis/ and census.gov/housing/hvs/current/

The headline vacancy is inflated by lease-up of new apartment buildings, and more supply is in the pipeline, including several workforce and affordable projects around the metro. Those compete directly with older 2-3 bedroom single-family and duplex rentals.

What I'm doing on my own units:

Pricing to the condition of the unit, not last year's rent. A clean, updated unit still leases; a tired one sits.

Starting turns the day notice is given, and marketing before move-out where possible.

Underwriting new deals with longer vacancy assumptions and flat rent growth for the first year.

Focusing on renewals. Keeping a good tenant at a modest increase beats a month empty.

On the buy side, softer rent growth plus fewer purchase applications means some sellers are more negotiable, especially on properties needing work.

Owners in Midwest metros: are you seeing new apartment supply pull tenants away from your single-family and small multifamily units, or does the price gap still protect you?

BJ Everson | Realtor with Swiss Realty Group