Your Five-Year Plan Matters More Than Your Dream Kitchen
Your Five-Year Plan Matters More Than Your Dream Kitchen
By Amy Warren, Ohio REALTOR®
I love a great kitchen as much as anyone. Quartz countertops, a big island, a walk-in pantry, the whole thing. And I've watched a lot of buyers fall for a house in the first 30 seconds because of one.
But here's the question I ask before we write an offer:"Where do you see yourself in five years?"
Not because I'm trying to slow anyone down. Because the kitchen is the easiest part of a house to change later. Your location, your layout, your lot, and your commute are not. A house that fits your life today but not the life you're planning can turn into an expensive do-over.
Why Five Years Is the Magic Number
Buying and selling a home both cost money. There are closing costs on the way in and selling costs on the way out (I break those down inWhat It Really Costs to Sell a Home in Columbus). It takes some time for your equity to cover those costs.
The good news for Central Ohio: we're one of the fastest markets in the country for buying to pay off. Zillow's 2026 rent-vs-buy analysis found it takes about4.1 yearsfor buying to beat renting in the Columbus metro. That was the fastest of all the major metros Zillow looked at. The national average is 6 years.
So if you're fairly confident you'll stay four or five years or longer, buying in Central Ohio usually makes a lot of sense. If you might move in two years, it's worth a careful conversation first. (My post onrenting vs. buying and how to know you're readygoes deeper on this.)
And many buyers stay much longer than they expect. According to theNational Association of REALTORS® 2025 Profile of Home Buyers and Sellers, sellers had been in their homes for a median of11 years, an all-time high. Buyers expected to stay15 years. The house you buy this year may be the house you're still in for a long time.
The Six Questions I Ask Before the Kitchen
You don't need a perfect plan. Life changes, and that's okay. But taking 20 minutes to think through these questions can save you from buying the right house for the wrong five years.
1. Who might be living under this roof?
Households change. Maybe a partner is moving in. Maybe a roommate is moving out. Maybe you're expecting a new baby, or an adult child is coming home for a while. Maybe a parent may need to move closer, or move in.
Or maybe it's just you, and you'd like it to stay that way. That's a plan too, and a great one.
Whatever your situation, ask yourself whether the house can flex. A main-floor bedroom and full bath, a finished lower level, or a flex room that can be an office now and a guest room later can make a home work for many more versions of your life. If living with a parent or extended family is a real possibility, my guide tomulti-generational living in Ohiocovers what to look for.
2. Where will you be working?
Your job is one of the biggest things that shapes where you live. Ask yourself:
Are you fully in the office, hybrid, or remote, and could that change?
Is a promotion, job change, or transfer on the horizon?
Do you need a real home office with a door, or does a corner of the living room work?
If you're hybrid now but your company could bring everyone back five days a week, test the commute at rush hour before you buy. A 20-minute drive on a Sunday afternoon can be 40 minutes on a Tuesday morning on 270 or 33. I walked through what a longer commute actually costs inWhat Buyers Are Really Paying For in 2026, and the numbers surprise a lot of people.
3. What does your daily life look like?
Think about where you spend your week: the office, the gym, a parent you check on, your book club, your volunteer shift, the trail you run on, the friends you see every Friday.
A house that's close to the places that matter to you will feel better every single day than a house with nicer finishes and a longer drive to everything. If you're still figuring out which area fits your routine, start withHow to Find the Right Ohio Neighborhood.
4. Are pets part of the plan?
If you have a dog now, or you've been "just looking" at the shelter's website, that changes what you need. A fenced yard, easy-clean floors, and nearby walking paths matter a lot more than an upgraded backsplash. If you're buying in a community with an HOA, check pet rules before you fall in love. More in my post onpet-friendly homes in Columbus.
5. How much house do you want to take care of?
The big yard and extra bedrooms look great on a listing. But five years from now, do you want to spend your Saturdays mowing and maintaining it? Some buyers want space to grow into. Others want less to manage so they can travel, work, or simply enjoy their weekends.
Neither answer is wrong. It just needs to be your answer, not the listing's. If you're heading toward less house, mydownsizing guideis a helpful read.
6. What happens when it's time to sell?
Even if you plan to stay for years, buy with resale in mind. A few things hold their value in Central Ohio no matter who the next buyer is:
Location and convenienceto major roads, shopping, parks, and employment centers
A functional layout, with bedrooms and bathrooms that make sense together
School district boundaries, which can affect resale value whether or not school is part of your own plan (more on that inHow School Districts Affect Home Values in Columbus)
Lot and setting, like backing to a busy road versus a tree line
Another option to keep in mind: if your plans change and you'd rather hold onto the house, renting it out may be possible. I compare the two paths inShould You Lease or Sell Your Ohio Home?
So, About That Kitchen
I'm not anti-kitchen. I'm pro-perspective.
The kitchen is one of the easiest parts of a home to update after you move in. Look at the national numbers from the2025 Cost vs. Value Report:
Project | Average cost | Value at resale | Cost recouped |
|---|---|---|---|
Minor kitchen remodel (midrange) | $28,458 | $32,141 | 112.9% |
Major kitchen remodel (midrange) | $82,793 | $42,130 | 50.9% |
Major kitchen remodel (upscale) | $164,104 | $58,561 | 35.7% |
National averages. Central Ohio costs and values will vary.
Here's what that tells me: a modest kitchen refresh, like new counters, paint, hardware, and appliances, tends to pay for itself at resale. A full luxury kitchen often doesn't. So paying a big premium for a house mostly because of its kitchen can be a costly way to get something you could add later for less.
You can't remodel your way into a shorter commute, a bigger lot, or a different location.
If you find a house that checks every five-year box but the kitchen is dated, that may be your best deal on the market. Plenty of buyers skip it, which can give you room to negotiate. My post onfixer-uppers vs. move-in ready homescan help you decide how much project you're up for.
My Simple Five-Year Exercise
Before you start touring, grab a notebook and write down:
Whomight be living in your home in five years?
Wherewill you most likely be working, and how often?
Whatdo you want your weekends to look like?
How muchdo you want to spend each month, and how much do you want left over for life? (Start withHow Much House Can You Afford in Ohio?)
What's your "if plans change" option:sell, rent it out, or stay and adapt?
Bring that list to our first meeting. It tells me more about the right house for you than any wish list ever will.
Bottom Line
The dream kitchen is a wonderful bonus. But the house you'll love in year five is the one that fits where your life is headed: your work, your household, your routine, and your budget. Pick that house first. The countertops can come later.
If you're starting to think about buying in Dublin, Powell, Plain City, or anywhere in Central Ohio, I'd love to talk through your five-year plan with you. No pressure, no rush, just a conversation.
📧Email:[email protected] 🌐Visit:amywarrenohiorealtor.com
Frequently Asked Questions
How long should I plan to stay in a home before buying?
A common rule of thumb is about five years. In the Columbus metro, Zillow's 2026 analysis found buying typically beats renting after about 4.1 years, one of the fastest timelines in the country. If you might move in less than three years, talk through the numbers with your agent and lender first.
What if I don't know what my life will look like in five years?
That's normal. You don't need a perfect plan. Focus on homes that can flex, like a layout with a room that can change uses, a location with a reasonable commute, and features that appeal to a wide range of future buyers. That way the home works for more than one version of your future.
Is it worth paying more for a house with an updated kitchen?
Sometimes, especially if you don't want to take on a project. But kitchens are among the easiest parts of a home to update later. National data shows a midrange minor kitchen remodel recoups more than its cost at resale, while major upscale remodels recoup much less. Location, layout, and lot can't be changed.
What if my plans change after I buy?
You have options. Depending on your equity and the market, you might sell, rent the home out, or adapt the space to your new situation. Buying a home with strong resale features gives you the most flexibility.
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 plans look like, my job is to help you find a home that fits them.
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.
