The city of Warrensville Heights has seen housing value surge, over the last five years – brought on in no small part by a Cuyahoga Land Bank program to revitalize suburban real estate markets. 

The most recent Cuyahoga County sexennial reappraisal in 2024 found median home value throughout the southeastern suburb increased on average 32%, and the city’s median property value went from $111,200 to $121,100 – about a 9% increase across the board. 

The spark that helped guide what had been a lethargic residential housing market began with a Cuyahoga Land Bank program designed to jumpstart housing suburban markets experiencing challenges like population and industrial losses. 

“We targeted areas throughout Warrensville Heights close to community and commercial anchors – like schools, hospitals or industry,” Cuyahoga Land Bank Chief Strategy Officer Dennis Roberts explained. “We wanted to work in a weaker housing market, jumpstart it and move out to make way for private investors.” 

The Land Bank, using County Housing Program funds and parcel-level housing data, went to work evaluating tax delinquent, vacant and privately-owned properties located in those neighborhoods close to the city’s viable commercial centers.  

Land Bank housing data allowed specific streets and parcels to be analyzed for the highest impact properties to construct new housing.  

“Three streets were identified as the area where a concentration of new market rate housing would have the most impact,” Roberts said. After acquiring the properties, three new single-family homes were built – using a combination of modular and traditional stick-build construction. 

The new single-family homes were sold at a loss to Land Bank, however the higher-than-median home sale prices proved to private developers that market rate housing in Warrensville Heights can be successful. 

“With rising material and labor costs, it has become increasingly difficult to build affordable homes in depressed markets,” Roberts said. “But by providing examples of viable modern housing in these areas, it spurs on private development.” 

The Land Bank’s efforts have paid off. The three-home construction, which began in 2022, was the springboard subsequent partnership between Warrensville Heights and GLH, LLC to bring more than a dozen single-family homes built on city-owned vacant lots.  

The proposed 15 concrete-paneled homes, partially constructed off site, are expected to sell in the mid-to high-$200,000 – currently above the city’s average home price – and come with a 15-year, 75% property tax abatement. 

Building on the success of the vacant lot development program, the Land Bank moved from construction to financing, offering a Housing Construction Gap Grant to smaller real estate developers to cover construction costs versus appraisal value-funding gaps in distressed markets.  

“We wanted to test if building three high-quality homes in one strategic and targeted neighborhood would catalyze more new construction. This will also determine the best tool the Land Bank can use to create the biggest ripple throughout the market. If it doesn’t spur change, it does not make sense,” Roberts said.  

The wave of new development, including a plan to add new senior-housing in the city for the first time since 2006, proves that small but targeted investment by the Land Bank can stimulate private investment and help solve one of the county’s most challenging housing market problems. 

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Over the last decade, Shaker Heights has been focused on the development of infill housing to bring new options to its city where, according to recent Cuyahoga County housing report, more than half of the housing stock was built before 1950.

Building in the historic inner ring suburb – which per the housing section of the Shaker Heights website is committed to, “proactively preserving its high-quality historic housing while simultaneously keeping pace with changing market demands …  for all ages and stages of life,”- presents both opportunity and challenge, explains Marcelina Sladewska, Cuyahoga Land Bank’s Special Projects Manager.

“Shaker is known for these historic homes, great neighborhoods and city services,” Sladewska said.

But with nearly 44% of all the existing homes in Shaker Heights at 86 or older and the median home age slightly below that at 81, the homes’ historic design, which includes multiple levels and stairs, narrow hallways and inaccessible bathrooms and kitchens, present a host of obstacles for people with mobility and balance concerns.

The Land Bank connected the city with commercial and residential developer, Harry Giltz, founder of Giltz & Associates Inc., to build, from the ground up, quality housing designed specifically to be physically accessible for seniors or people with disabilities rather than make special adaptations later.

Giltz used multiple vacant Land Bank parcels on either side of Menlo Road in Shaker Heights to build two townhouse-like adjoining homes, with one on each side designed to comply with many of the Americans with Disability Act (ADA) housing standards.

Designing with mobility-issues at the forefront is much more effective than retrofitting an existing home, Giltz explains.

“It is the best way and the least expensive way,” he says. “Rather than tearing apart an older house, renovating it to comply with ADA standards, we built it for someone with mobility issues.”

The single-story side of each “townhouse” property was built with an open concept living room, dinning room and kitchen. Glitz points out this design allows for a comfortable 360-degree turn for someone using a wheelchair or walker.

There are extra-wide hallways and door openings; the main bath has a zero-entry shower; and the kitchen counters and cabinets are lower than the standard design.

Another unique feature is an intentional covered walkway spanning the distance between the home and oversized garage for an above-ground rather than basement storage option.

“The wider doors and open space allow for wheelchairs to easily move in the space. These details throughout were all deliberate,” Sladewska said. “The design takes into consideration the weather with owners having to move a wheelchair or walker through mud and snow.”

On the other side of each of the properties – connected by a shared, covered porch – there is a two-story, three-bed, two-bath home, also with open-concept living and eating space and rooms on the second floor.

The single-story, two-story adjacent homes create the possibility for separate and independent spaces that can accommodate a variety of multi-generational or care-dependent living situations.

“The homes are unique and offer an opportunity to have someone close but still offer them a sense of independence,” Sladewska explains. “The other benefits are living in this neighborhood with proximity to a public transportation, shopping and good schools.”

Even though the newly built properties are unique in design and concept, Giltz said, the goal was to make the two adjoining homes look like one cohesive and seamless larger home.

Inside the homes, the solid-wood (rather hollow) doors, Shaker-style molding and large, non-vinyl windows set it apart from other builder-grade new construction.

The back and forth on both with the city on exterior and interior design details coupled with COVID shutdowns and supply chain disruptions meant the project took nearly two years to complete.

Giltz looked at the project as a way to enter the low-to-moderate-income housing market which is “hot” he said due to a massive shortage across the state.

“Working with Cuyahoga Land Bank property gives developers like me an incentive to try and build these types of projects,” Giltz said. “It takes some of the risk out trying something new and allows developers to pass saving on to the prospective buyer.”

Even with the reduced land costs, gap financing and other cost reductions, time delays and rising construction prices means each home will be priced around $225,000 or more,” Giltz said.

“With the way the cost of construction, labor and everything else is going up, what you thought it would cost to build something for and what you can build it for is way up and in reality you can only sell for market rate housing prices now,” he added.

Each of the four homes, part of the two properties, is eligible for a 100% owner-occupied tax abatement (about $700 a month in tax savings) and for some buyers there is grant assistance from the city of Shaker Heights.

Giltz said he envisioned some buyers would be interested in purchasing both sides of the Menlo properties possibly for a group home or for the sandwich generation – families with young children and older parents.

He said that there have been inquiries from veterans’ groups and from some buyers interested in using one side for rental or Airbnb.

Both properties are on the market as of mid-November 2025. In a city where the majority of residents 75 years and older own their own home.

Sladewska added that it will take time to make people, “realize that this type of housing is available in Shaker because homebuyers, who want to age-in-place, may not specifically looking there.

“We hope that changes,” she added.

Giltz is waiting to see how the Shaker homes are received before recreating the model in other cities.

“The design review process was tough, longer than I anticipated just to get through everything required,” Giltz said. “But now we will be able to recreate the design, and I think it will be much faster the next time around.”

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Cuyahoga Land Bank isn’t just about demolition or renovating or building houses. Our mission to stabilize communities, reduce blight and improve quality of life for Cuyahoga County residents is about building opportunities. We’re a catalyst for positive change in neighborhoods where development has often been overlooked. Here’s how we achieve that:

1. Quality Homes at Affordable Prices

We develop high-quality, affordable homes in areas ripe for revitalization. These aren’t just cookie-cutter builds. We’re talking modern designs, energy-efficient features like solar panels, and all the amenities you’d expect at a price that makes homeownership a reality for many.

2. Spurring Investment and Development

Our revitalization efforts have a domino effect. New, beautiful homes attract new residents, which in turn attracts businesses and further investment. This creates a thriving, vibrant community where everyone benefits.

3. Northeast Ohio’s Economic Engine

By revitalizing neighborhoods, we’re boosting the entire region’s economic engine. New homeowners mean new tax dollars that can be reinvested in infrastructure and services, making Northeast Ohio an even more attractive place to live, work and play.

4. More Than Just a House: A Community

We understand that people want more than just four walls and a roof. That’s why we often focus on areas close to essential amenities like parks, shopping and universities like the exciting Beulah Avenue project near Case Western Reserve University (see below). This creates a desirable community for everyone, from young professionals to families.

5. Empowering Realtors

We’re committed to building strong partnerships with local realtors. We offer free CEU opportunities to educate them on these up-and-coming neighborhoods and the unique selling points of sustainable homes, like solar panels. This ensures they have the expertise to guide potential buyers towards these exciting opportunities confidently.

The Beulah Avenue Example

Our project on Beulah Avenue in Cleveland’s Glenville neighborhood is a shining example of our work. We’re building three brand new homes on adjacent lots in an area that’s been waiting for investment for far too long. This project, along with the many available development lots (remnants of demolition of blighted homes), paves the way for a transformation of the neighborhood. The 1,850 square feet modern colonial style homes boast three-bedroom, three full baths and two-car garages. One of the homes features the latest in solar panel technology.

Join Us in Building a Brighter Future

The Cuyahoga Land Bank is creating a brighter future for Northeast Ohio, one neighborhood at a time. Explore our available properties, consider partnering with us as a realtor, or simply spread the word about these exciting revitalization efforts. Together, we can build a thriving community where everyone can own a piece of the American Dream.

The post Five Ways Cuyahoga Land Bank Works to Revitalize Northeast Ohio appeared first on Cuyahoga Land Bank.

Cuyahoga Land Bank New Home Construction Prototype

In the heart of Northeast Ohio, where revitalization meets opportunity, stands Cleveland DRAW, a dedicated architectural firm committed to restoration, renovation and development. Partnering with the Cuyahoga Land Bank, they specialize in transforming vacant and underutilized properties into quality homes for residents.

Founded in 2018 and located in Shaker Heights, Cleveland DRAW has an impressive portfolio of work on public and private projects in both indoor and outdoor spaces throughout the community. They are dedicated to maintaining Cleveland’s rich history while providing new architectural interventions that meet the needs of today’s constantly evolving social, cultural and economic conditions.

“Cleveland DRAW brings a wealth of experience and expertise to the table,” says Jennifer Vazquez-Norman, Assistant Director of Real Estate Development for the Land Bank. “I have worked with architect Greydon Petznick on more than 10 Land Bank projects, and we recently designed several new homes the Cuyahoga Land Bank will build in two different City of Cleveland neighborhoods,” says Vazquez-Norman. “I can come to him with ideas and a particular vision, and Mr. Petznick always works collaboratively. From the initial sketch to the final finishing touches, he understands the unique challenges and opportunities associated with Land Bank projects and ensures every detail resonates with our vision of modern, sustainable living.”

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With any new home construction project, ensuring everything is done right from the start is essential. Hiring a land surveyor Ð a licensed professional specializing in measuring and mapping land Ð is a critical first step. The Cuyahoga Land Bank works with Riverstone Company (riverstonesurvey.com) for many of its new home construction projects. Located in downtown Cleveland, Riverstone offers a full range of civil engineering, land surveying, planning and development services throughout Ohio and Florida.

“The Land Bank builds new homes on vacant land in Cuyahoga County, and the professionals at Riverstone offer valuable information about the property, boundaries, topography, and any existing easements or encroachments,” says Jennifer Vazquez-Norman, Programs Operations Manager for the Land Bank. A land survey can safeguard against property disputes, ensure compliance with building codes, and identify any potential hazards to help you design and build on infill lots, avoiding costly delays and problems down the road. “I have worked with Riverstone’s Pete Gauriloff on many of our new construction projects, and he is always extremely insightful and a tremendous help as we work through the pre-development process. We often count on his expert advice before we begin a new project.”

“Riverstone Company has a very experienced staff that work closely with different municipalities to limit the number of “surprises” that can come up when building a new home,” says Gauriloff, a surveyor and project manager at Riverstone. “We are very grateful for the partnership with the Land Bank and the opportunity to help provide amazing new homes to neighborhoods all over Cuyahoga County. “

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