Ohio State's Outpatient Care Powell opened its doors on August 3, exactly one week ago. City officials have called it the largest economic development project in Powell's history since the groundbreaking. If you're weighing whether to list your home this fall, that headline is probably the first thing that came to mind.
It's not the number that should set your price.
The number that matters more sits quietly inside the same market data everyone's citing to talk about the hospital: the gap between what Powell's average sale price suggests and what the median sale actually paid. That gap is wide right now, it moves differently depending on whether you own a single-family home or a condo, and it will do more to determine your outcome this fall than a new medical building two miles from your front door.
What Actually Opened This Month
The facility itself is worth knowing in specifics, because vague references to "the new hospital" understate what's changing on the ground. Outpatient Care Powell sits at 7171 Sawmill Parkway near Home Road, a 208,000-square-foot building costing just under $188 million. It pairs a five-story medical office building with a two-story ambulatory health center for imaging, endoscopy, and outpatient rehab. Oncology specialists from the OSUCCC-James cancer program move into the top two floors in September.
A few operational details sellers in the surrounding neighborhoods should know:
- Hours run 6:30 a.m. to 9:30 p.m. Monday through Friday and 7:30 a.m. to 8 p.m. on weekends, which means the site generates traffic well outside a typical 9-to-5 pattern.
- The construction period that closed Limerick Lane and Castleblaney Drive to public access is ending now that the building is open, which resolves a years-long routing headache for the immediate neighborhood.
- The facility joins existing Ohio State outpatient locations in Dublin, New Albany, and Upper Arlington, so it's part of a system-wide pattern rather than a one-off Powell project.
None of this tells you what to list your home for. It tells you what changed in the neighborhood this month. The pricing story is separate, and it's been building since before the ribbon cutting.
The Number Pulling Your Comp Up
Closed-sales data covering Powell's 43065 ZIP code for the first quarter of 2026 shows 86 single-family homes sold, producing a median price of $594,835 and an average of $656,773. That's a spread of more than $60,000 between the two figures, and it exists because eight homes closed above $1 million in the same quarter, with a median price of $1,261,000 among that group. A handful of luxury sales pull the average well above where the core of the market actually sits.
This matters because most online valuation tools and casual comps default to averages, not medians. If you're pricing a $550,000 home using an average built from $1.2 million closings, you'll overshoot.
| Q1 2026 metric | Value |
|---|---|
| Median sold price, single-family | $594,835 |
| Average sold price, single-family | $656,773 |
| Homes sold above $1 million | 8, median $1,261,000 |
| Median price per square foot | $227.85 |
| Price per square foot, $800K+ tier | $286 |
The per-square-foot numbers tell a related story. The $800,000-and-above tier commanded $286 per square foot at the median, well above the overall median of $227.85, which reflects the premium that newer, larger construction still carries in Powell even as the broader market cools.
And the broader market has been sending mixed signals depending on which tracker you check. Redfin's tracked data put Powell's median sale price at $576,000 in January 2026, down 5.2% year over year, with homes taking 106 days to sell compared to 90 days the year before. Movoto's August 2026 snapshot shows a median list price of $509,000 with homes spending 79 days on market, roughly flat versus August 2025. Different platforms measure listed versus closed prices over different windows, so the disagreement isn't a data error. It's a reminder that a single citywide number was never going to tell you what your specific home is worth.
Property Type Decides Your Leverage, Not The Hospital
The same Q1 2026 dataset splits sharply by property type, and this is where the medical campus opening matters less than most sellers assume.
| Single-family | Condo | |
|---|---|---|
| Sold at or above list price | 50% | 30% |
| Sale-to-list result | Median ratio near 100% | Buyers averaged 2.4% below asking |
Half of Powell's single-family sellers hit or exceeded their asking price in the first quarter. Condo sellers didn't have the same leverage. Only 30% closed at or above list, and the typical condo buyer negotiated nearly 2.5% off the asking number. If you own a single-family home, you're negotiating from a stronger position than the headline "seller's market" language suggests. If you own a condo or townhome, you're negotiating in a buyer-friendly environment regardless of what opens down the street.
A new medical campus can widen the pool of potential buyers over time, particularly among health system employees who want a short commute. It doesn't retroactively change which side of the negotiating table you're sitting on this fall. Your property type does.
The Quiet Supply Story Downtown
While the hospital news dominated headlines, downtown Powell has been adding both commercial energy and new housing stock in ways that change what buyers can compare your listing against.
COhatch opened its Powell campus at 50 and 60 E. Olentangy St. in early March 2026, a 14,000-square-foot coworking and event space anchored by the Lani Rooftop Lounge and the restored Middlebury Member House. The project is expected to bring nearly 200 jobs and about $1.5 million in annual payroll into the downtown core, led by CEO Matt Davis, a 20-year Powell resident who built the space in his own hometown.
A few blocks away, Grand Communities, a subsidiary of Fischer Homes, began building 19 single-family homes on Depot Street next to Nocterra Brewing Co., part of the Uptown Collection line designed for buyers who want new construction within walking distance of the historic district. Homes in that collection run up to 3,000 square feet with five bedrooms. That's meaningfully different inventory than the century-old homes that have traditionally defined downtown Powell, and it gives buyers a new comparison point when they're deciding between an older character home and something newer at a similar price.
If your listing sits near downtown, expect buyers to cross-shop it against that newer product, whether or not those specific units are still available. The presence of new construction resets buyer expectations for finishes and layout even when your home isn't competing against those exact addresses.
What The Research On Hospital-Adjacent Homes Actually Says
Some local marketing pages have already started claiming the new campus will simply drive up nearby home values. That's an oversimplification worth pushing back on before you bake it into your listing price.
Broader research on hospital proximity and home value finds effects that cut both ways. Homes near medical campuses can see stronger demand from healthcare workers seeking short commutes, and from buyers who value quick access to care. But homes sitting immediately adjacent to a large facility, sharing a fence line or facing it directly, can see measurably reduced value tied to traffic, parking overflow, and round-the-clock activity. The effect depends heavily on exact distance and the intensity of the facility's operating hours, which in this case run past 9 p.m. on weekdays.
Outpatient Care Powell sits at the northeast corner of Home Road and Sawmill Parkway, across from Olentangy Liberty High School. If your property is a mile or more away, the demand-side benefit is the more likely outcome. If you're on one of the streets immediately bordering the campus, price your home based on comparable sales in that specific pocket rather than assuming a citywide halo effect applies to your address.
A Pricing Checklist Before You List This Fall
- Pull median sold price for your specific property type and price band, not a citywide average that a handful of luxury closings can distort.
- Confirm which comps are truly comparable. A $650,000 single-family home and a $650,000 luxury closing near $1 million don't belong in the same pricing conversation.
- Check your exact distance from the Sawmill Parkway and Home Road intersection before assuming the medical campus adds value to your specific block.
- If you're selling a condo or townhome, price with the expectation of negotiating, since current data shows buyers in that segment closing below asking more often than not.
- Ask what's happened to days-on-market in your specific neighborhood over the last 60 days rather than relying on a single citywide figure.
Frequently Asked Questions
Does the new OSU campus mean I should list sooner rather than later? Timing should follow your specific street and property type more than a single citywide news event. The campus opening is real, but its effect on demand will show up gradually as staff and specialists relocate through the fall, not as an immediate price jump the week the doors opened.
Should I worry about construction traffic affecting my sale? The road closures tied to construction on Limerick Lane and Castleblaney Drive are resolving now that the facility is open, so that specific friction point is easing rather than continuing into your listing period.
If you're trying to figure out what your specific street, price band, and property type actually support this fall, that's exactly the kind of neighborhood-level read a citywide average can't give you. Columbus Prime Realty can walk through your comps line by line and tell you what a buyer will actually pay, not just what an algorithm estimates. Get your free home valuation and start the conversation with real numbers instead of headlines.
