What Buyers Are Really Paying For in 2026 (Hint: It's Not Square Footage)

September 29, 2026•9 min read

What Buyers Are Really Paying For in 2026 (Hint: It's Not Square Footage)

By Amy Warren, Ohio REALTOR®

When I first sit down with buyers, most of them start with the same list: bedrooms, bathrooms, square footage. That's normal. It's what every listing site leads with.

But after a few showings in Dublin, Powell, Plain City, or around Columbus, something shifts. People stop asking "how big is it?" and start asking "how does this house fit my week?" How far is the drive? Will I actually use that bonus room? Do I want to spend Saturdays mowing an acre, or at the farmers market?

That shift makes even more sense right now. Mortgage rates just climbed for afifth straight week, so every dollar you borrow costs more. Buyers are getting pickier about what they're paying for, and national data backs that up: in the National Association of Home Builders' most recent buyer preference study, the size of home buyers said they wanteddropped to 2,067 square feet, down from 2,260 two decades ago.

So what are buyers paying for instead? Here's what I'm seeing.

1. Time Is a Cost (Even Though It's Not on the Listing)

A house that's $30,000 cheaper but 25 minutes farther from where you spend your days can end up costing you more than it saves.

Let's run the numbers. At a rate near 7%, a $30,000 smaller loan saves you roughly$200 a monthin principal and interest. Now say that cheaper house adds 15 miles each way to your commute, five days a week. That's about 7,200 extra miles a year. Using the IRS's current76-cents-per-mile rate(which covers gas, wear and tear, and depreciation), that's around$450 a monthin driving costs, plusroughly 200 hours a yearbehind the wheel.

This is a rough illustration, not a quote. Your numbers depend on your loan, your car, and whether you're in the office five days a week or two.

For context, the average Columbus commute is about21 minutes each way. Here's roughly how the areas I work in compare, driving off-peak:

From	To downtown Columbus	To Bridge Park (Dublin)
Dublin	~20 minutes	You're there
Powell	~25–30 minutes	~15–20 minutes
Plain City	~25–30 minutes	~15–20 minutes

Approximate drive times without traffic. Rush hour on 270, 33, and 315 changes everything, so I always tell buyers to test the drive at the time they'd actually be making it.

And it isn't only about work. Think about the places your week really revolves around: the office, the gym, a parent you check in on, daycare, your volunteer shift, your favorite trailhead, the friends you see every Friday. Being 10 minutes from those instead of 30 adds up fast. If you're still sorting out which area fits your routine,How to Find the Right Ohio Neighborhoodwalks through how I help buyers figure that out.

2. Usable Space Beats Total Space

Two homes can have the same square footage and live completely differently.

I've toured 2,800-square-foot homes with a formal living room and formal dining room nobody has sat in since the last owner moved in. And I've toured 2,100-square-foot homes with a finished lower level, a real laundry room, and a flex room off the kitchen that can be an office this year and a guest room next year. The second one usually feels bigger.

The national data lines up with that. In the same NAHB study,more than half of buyerssaid they'd accept a smaller dining room or home office to make a home work for their budget, while features like a laundry room, a walk-in pantry, garage storage, and a full bath on the main level ranked as essential or desirable for 80% or more of buyers.

When you're touring, ask yourself:

Will I use this room every week?If not, you're paying (and heating, and cleaning) for it anyway.
Can this space change with me?A flex room or finished basement can work as an office, gym, hobby room, or guest suite.
Is there a full bath on the main level?It matters for guests, for aging in place, and for anyone who'd rather skip the stairs someday. If living with extended family or aging parents is part of your plan, I cover what to look for inMulti-Generational Living in Ohio.

If you're not sure what layout suits you,Find Your Home Styleis a fun place to start.

3. Low-Maintenance Living Is a Feature Now

More buyers are telling me they want their weekends back.

That's a big reason HOA communities where the association handles lawn care and snow removal have gotten so popular across Central Ohio, especially in Powell and Plain City. Yes, there's a monthly fee. But for a lot of buyers, paying someone else to handle the mowing, the edging, and the driveway in January is worth every penny. Before you commit, read the HOA documents closely. I break down exactly what to look for in myOhio HOA Communities Buyer Guide.

Newer construction is part of this too. A newer roof, furnace, and windows mean fewer surprise repair bills in the first few years, and Energy Star windows and appliances ranked high on buyers' wish lists in the NAHB study. That's why so many buyers are looking at newer communities likeJerome Village in Plain City. If new construction is on your radar, start withStill Searching for the One? Why New Construction in Ohio Might Be Your Answer, and then read thehonest pros and consbefore you sign with a builder.

This isn't just for one type of buyer. I've seen it from first-time buyers who work long hours, from people who travel a lot, and from downsizers who are done with the big yard. (If that last one sounds like you, mydownsizing guideis a good read.)

4. Outdoor Space You'll Actually Use

Here's a question I ask buyers who fall in love with a big lot: "What are you going todowith it?"

Sometimes the answer is a garden, a pool, or room for a dog to run, and that's great. But often, what people really want is a covered patio for morning coffee, a fenced area for the dog, and a spot for a grill and a few chairs. A patio and a front porch both ranked among the features 80% or more of buyers call essential or desirable, and39% of buyerssaid they'd take a smaller lot to make the numbers work.

A well-designed quarter-acre with a patio, some shade, and a fence often gets more use than an acre you spend four hours mowing every week. And if you have a pet, the yard setup matters even more. I cover what to look for inPet-Friendly Homes in Columbus.

5. What's Down the Street Matters as Much as What's Inside

Some of the most valuable features of a home aren't on the property at all.

Dublin:Bridge Park and the Historic Dublin district give you restaurants, coffee, events, and the pedestrian bridge over the Scioto, all within a short drive or walk for a lot of Dublin neighborhoods. More in myDublin relocation guide.
Plain City:Uptown Plain City has that small-town main street feel, with local shops and restaurants, and the Heritage Rail Trail connects the area toward Hilliard for walking, running, and biking.
Powell:Downtown Powell has local restaurants and shops, and you're close to the Columbus Zoo, the Olentangy Trail, and Highbanks Metro Park.

Being close to trails, parks, and places you love can shape your day-to-day life far more than an extra 200 square feet. For some of my favorite local spots, check outHidden Gems in Plain City, Powell, Dublin, and Columbus.

So How Do You Decide?

Before you start touring, I have buyers make two lists:

Where do I spend my time?Work, errands, the gym, the people you see, the things you love to do.
How do I actually live at home?Where you work, where you relax, how much upkeep you're willing to handle.

Then we look for the home that fits both lists, not just the one with the biggest number next to "sq ft." Pair that with a clear budget (my post on7% rates and your actual monthly paymentwalks through how to get there), and you'll know a good fit when you see it.

Frequently Asked Questions

Is a bigger house always a better investment?

Not necessarily. Resale value depends on layout, condition, location, and how well the home fits what local buyers want. A well-laid-out home in a convenient location can hold its value as well as or better than a larger home that's farther out or has space that doesn't get used.

How much does a longer commute really cost?

It depends on your car, your miles, and how often you drive, but the IRS's rate of 76 cents per mile (effective July 1, 2026) is a helpful benchmark for the full cost of driving. An extra 15 miles each way, five days a week, can add up to around $5,000 a year before you count your time.

Are HOA fees worth it for low-maintenance living?

For many buyers, yes, especially when the HOA covers lawn care and snow removal. But fees, rules, and reserves vary a lot, so it's important to read the HOA documents and understand exactly what the fee covers before you buy.

What's a flex room?

A flex room is a space without one fixed purpose. It can work as an office, guest room, gym, hobby room, or play space and change as your needs change. Many newer Central Ohio floor plans include one.

Who do you work with?

I work with buyers and sellers at every stage, including first-time buyers, people relocating to Central Ohio, move-up buyers, downsizers, and investors. Whatever your priorities are, my job is to help you find the home that fits the way you live.

Bottom Line

Square footage is easy to compare, but it doesn't tell you how a home will feel on a Tuesday. In 2026, buyers are paying for time back, space that works, less upkeep, outdoor space they'll use, and the right spot on the map.Reach out and let's figure out what that looks like for you, whether you're touring this fall or planning for spring.

Amy Warren is a licensed Ohio REALTOR® serving buyers and sellers across Plain City, Dublin, Powell, and Central Ohio. She started her real estate career in 2016 as a Transaction Coordinator in Denver, where she helped close over 650 transactions before relocating to Central Ohio in 2022 and earning her Ohio license in 2025.

Equal Housing Opportunity. We are committed to the Fair Housing Act and welcome all buyers and sellers regardless of race, color, religion, sex, national origin, disability, familial status, or any other protected class.