Local intro:

If you’re shopping the $800K–$1.5M lane in Central Ohio, you don’t need fluff—you need a clear, upscale framework that separates “pretty” from “premium.” Here’s the checklist I use with clients in Dublin, Upper Arlington, New Albany—and yes, I’ll pull comps and nuance for Powell’s Evans Farm, Westerville, Lewis Center, and Delaware when it matters.

1) Location Micro-Math (Not Just Zip Code)

Don’t anchor on averages—value lives on the block. UA streets west of Tremont vs. south of Lane feel similar but price differently. Dublin’s Jerome Village vs. Muirfield? Different buyer pools, different resale velocities. In New Albany, village-adjacent walkability commands a premium. I’ll show you micro-comps down to cul-de-sac vs. through-street so you don’t overpay for the wrong “feel.”

2) Build Quality & Provenance (Who Built It Matters)

Custom and semi-custom hold better: think Bob Webb, Romanelli & Hughes, 3 Pillar, Kenric, Bellepoint. I’m looking at framing, span length, mechanical layout, insulation choices, window packages, and trim details that signal long-term durability. Builder reputation becomes your future negotiation leverage at resale.

3) First-Floor Living & Real-Life Flow

Luxury = frictionless. First-floor primary, second en-suite for guests, mudroom that actually works, walk-through pantry, and a command-center office with door control. In Westerville and Lewis Center, I’ll flag plans that live like 4,000 sq ft without feeling cavernous—because wasted volume is expensive to heat, cool, clean, and eventually… sell.

4) Outdoor Rooms & Privacy (Not Just “A Yard”)

Screened porches, covered terraces, grilling gas-stubs, and tree lines beat flat sod every time. In Dublin and Delaware, lot orientation and neighboring rooflines decide whether sunsets are wow or “meh.” We’ll audit sightlines, noise sources, and future development so your outdoor space reads “retreat,” not “afterthought.”

5) Ownership Math: Carry, Care, and Exit

Luxury buyers win by modeling the whole arc: taxes, HOA, utility loads, roof age, HVAC tonnage, smart-home systems, and specialty surfaces. Then we stress-test your exit—what repairs would a future buyer weaponize in inspection? I front-run that with pre-offer vendor quotes so you buy eyes-open and sell powerfully later.

CTA:

Want this playbook applied to your short list in Dublin, Upper Arlington, New Albany—or a luxury look in Powell’s Evans Farm, Westerville, Lewis Center, or Delaware? I’ll bring the comps, builder intel, and negotiation angles.

[Contact Patrick Murphy, REALTOR® — Columbus, Powell & Dublin Expert]