Cuyahoga County, OH · 13,591 properties with county records
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Shaker Heights 44120 is in Cuyahoga, OH, part of the Cleveland Metro. The ZIP-wide typical value in Shaker Heights 44120 is $131,979 (Zillow Home Value Index, September 2026), down 1.8% from a year earlier. Homes that sold went under contract in a median 30 days, and 19% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 4.9 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 44120 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Cuyahoga's 51 ZIPs with a Zillow value, the middle one is $170,000, so 44120 sits 22% below the county middle. Typical rent is $1,116 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 13,591 properties in 44120.
Headline value data through September 2026. Each source below carries its own date.
Is 44120 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 44120 is a balanced market. Homes went under contract in a median 30 days with 4.9 months of supply.
What do homes in 44120 sell for?
The ZIP-wide typical value in 44120 is $131,979 (Zillow Home Value Index, September 2026), down 1.8% in a year. County records put the median at about $84 per square foot (computed Apr 21, 2026).
Who is likely to sell in 44120?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 44120 has not passed that test yet. When it does, the score appears here.
How does 44120 compare to Cuyahoga?
44120's ZIP-wide typical value of $131,979 compares with a middle value of $170,000 across Cuyahoga's 51 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 44120 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Not available for this ZIP — no rent or ownership-cost estimate published here.
Rent to price
Not available for this ZIP — no price-to-rent ratio published here.
65
/100
stable
stable · balanced · prices easing year-over-year.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Seller's Market
DOM: 54d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)0
Cancellation Rate (10%)0
Days on Market (5%)60
Seller-favored market in 44120. Expect to pay at or near list price. Payment burden: 18.3% of median income. Median days on market: 54.
Buyer Caution
Seller's market. Be prepared to pay near list price.
Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLEBALANCED
Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers. Prices down 1.8% YoY.
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Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-22.9%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$101,800
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+66.3%
County-wide market — the widest, slowest signal.
Cuyahoga+66.3%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from the most recent recorded sale per property in Cuyahoga.
Current tiers · 12 months to Apr 26floor 10 sales/tier
3 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$95k
$61
535
78.4%
ZIP
$250k–$500k
$339k
$175
107
15.7%
ZIP
$500k–$750k
$618k
$213
20
2.9%
ZIP
$750k–$1M
$871k
$206
14
2.1%
ZIP
$1M–$1.5M
$1.20M
$293
212
—
COUNTY · Cuyahoga, OH
$1.5M–$2M
$1.75M
$358
73
—
COUNTY · Cuyahoga, OH
$2M+
$3.35M
$492
130
—
COUNTY · Cuyahoga, OH
All sales (the headline median)
$115k
$70
682
100%
ZIP
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the Midwest census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 44120.
United States
Midwest
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Apr 26 (5 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 44120→Cuyahoga County, OH
12-Month Direction
+20Moderate Improvement
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
40· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
18.8%
affordable
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
9.9x
favors buying
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation8
+66.3%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
4.9 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
26/100
low_risk
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
1.9%
OH 4.0%US 4.4%
Lower than most U.S. counties
Source: BLS LAUS · 2026-0858d ago
Poverty Rate
16.0%
OH 13.3%US 12.6%
Near national averages
Median Household Income
$62,823
OH $71,048US $82,006
Near national averages
Cost of Living (RPP)
90.4
OH 90.4US 100.3
Lower than most U.S. counties
Home Value (ZHVI)$222,178
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
