If you’re selling a home in Victorian Village (Columbus, OH), you’re not selling a “house.” You’re selling historic character, walkable lifestyle, and buyer confidence—and the fastest way to leave money on the table is to let small issues create big doubts.

I’m Joseph Speakman with e-Merge Real Estate. I help Victorian Village homeowners prep, price, and launch their property so it attracts strong offers without dragging out on the market.

Free download: Seller Guide + Pre‑List Walkthrough Scorecard (PDF)

Want the exact checklist I use with sellers—plus a room-by-room scorecard for appointments?

Download the free PDF packet here:
(Ask me for the direct file if you want it today: 614-607-3691 / [email protected] / JosephSpeakman.Realtor)

The short version (what actually works in Victorian Village)

To get top dollar:

• Fix visible “ownership questions” (water, roof, electrical, foundation signals)

• Make it bright, clean, consistent, and easy to live in

• Keep the historic charm—don’t “flip” the soul out of it

To sell faster:

• Price correctly on Day 1 (days-on-market is negotiation fuel)

• Make showings easy (wide availability + zero friction)

• Prove the condition with documentation and a clean presentation

What Victorian Village buyers pay extra for

Victorian Village buyers typically pay more for three things:

1. Character
   Original trim, staircases, pocket doors, fireplaces, stained glass, solid doors—these details matter.

2. Confidence
   Buyers will stretch on price when they feel the home is well-maintained (not a mystery box).

3. Convenience
   Walkability, easy touring, clean layout, and a home that feels move-in ready.

And yes—being close to neighborhood anchors like Goodale Park helps lifestyle-driven buyers justify the premium.

How to get top dollar in Victorian Village

1) Win the “condition conversation” first

Victorian homes can be loved and solid… or charming and expensive. Your goal is to remove the “uh-oh” moments.

Highest-priority items (do these first)

These are the things that spook buyers and trigger big credits:

• Water management: gutters/downspouts, drainage, sump/dehumidifier where needed

• Roof + flashing: any signs of leaks, missing shingles, chimney flashing concerns

• Basement signals: musty odor, visible seepage, efflorescence, active leaks

• Electrical red flags: unsafe panel issues, DIY wiring, dead outlets/switches

• Plumbing leaks / slow drains: fix the stuff buyers can see and smell

• HVAC performance: service it, document it, make it run quietly and consistently

Tell-it-like-it-is: buyers can forgive “dated.” They don’t forgive “deferred.”

2) Paint + lighting = the unfair advantage

Many Victorian Village homes show darker colors (especially with trees, porches, and narrower windows). Your easiest ROI combo is:

• Fresh, consistent neutral paint

• Updated lighting (warm, clean, modern—no mismatched bulbs)

• Clean windows and trim details that pop on photos

This is how you make a home feel “expensive” without spending expensive money.

3) Floors + trim sell the historic vibe

If you have hardwoods, trim, and original details—great. Showcase them:

• Refinish or professionally refresh floors if they read tired

• Touch up baseboards, door casings, stair rails

• Fix sticking doors, squeaks, loose knobs (small stuff = big perception)

Victorian Village buyers came for the charm. Don’t hide it under neglect.

4) Kitchens and baths: refresh beats gut-job (most of the time)

Full renovations can be overkill right before selling. Instead, aim for clean + current:

Kitchen refresh ideas

• Updated hardware

• New faucet

• Under-cabinet lighting

• Clean grout/caulk and remove clutter

Bath refresh ideas

• New mirror and light fixture

• Crisp caulk lines

• Fresh towel bars/hooks

• Deep clean and bright bulbs

Buyers don’t need a magazine cover. They need to feel like the home is cared for.

5) Curb appeal is not optional here

Victorian Village buyers judge maintenance from the sidewalk. Prioritize:

• Porch repairs + paint touch-ups

• Front door looks sharp (paint, hardware)

• Clean beds, fresh mulch, trimmed edges

• Power wash walkways/steps as needed

If the outside whispers “project,” the offer price will do the same.

What makes homes sell faster in Victorian Village

1) Price correctly on Day 1

Overpricing doesn’t “test the market.” It tests your timeline.

The first 7–10 days bring peak attention. If you miss that window, you often end up chasing the market instead of leading it.

2) Make showings easy

Fast sellers reduce friction:

• Wide showing availability (especially evenings/weekends)

• Clear instructions and easy access

• No pet/odor landmines

• Lights on, blinds right, quick exit plan

Speed comes from momentum—and momentum comes from access.

3) Reduce uncertainty with a “confidence packet”

When buyers feel informed, they write stronger offers.

Have these ready:

• Receipts and dates for major improvements

• Service records (HVAC, roof, waterproofing, etc.)

• Utility averages (optional)

• HOA/condo docs (if applicable)

4) Launch like a product (not a guess)

Minimum marketing standard for Victorian Village:

• Pro photography (after declutter + clean)

• Floor plan

• Strong listing copy that highlights historic details + modern upgrades

• A plan for the first 72 hours (showing volume matters)

Victorian Village historic district: don’t get blindsided

Many exterior changes in historic districts can require review/approval.

The Victorian Village Commission considers applications and issues Certificates of Appropriateness (COA) for exterior alterations within the district boundaries.
The City notes that property changes in these areas may require a COA, including exterior changes, signs, landscaping, demolition, and more.

Windows: a common mistake that costs time and money

If you’re thinking “Let’s just replace the windows before listing,” pause. The Columbus Historic Preservation Office’s approved list states insert/pocket window replacements are not approved, and window projects generally require COA review and permits.
Preservation guidance often emphasizes repairing and maintaining historic windows when feasible.

Practical takeaway: if you’re going to do exterior work, confirm what’s required early so your listing timeline doesn’t get hijacked.

A simple 4‑week pre‑list plan (that doesn’t waste money)

Week 1: Declutter + deep clean + fix “small stuff”

• Clear surfaces, thin closets, remove extra furniture

• Deep clean kitchens/baths, baseboards, vents

• Fix drips, squeaks, sticky doors, chipped plates

Week 2: High ROI updates

• Paint touch-ups or full neutral refresh

• Lighting upgrades

• Floor refresh (refinish or pro clean)

Week 3: Exterior first impression

• Porch/steps/railings solid

• Front door and hardware pop

• Landscaping cleanup and mulch

Week 4: Launch preparation

• Pro photos + floor plan

• Confidence packet ready

• Showing plan locked in

FAQ: Selling a home in Victorian Village (Columbus, OH)

What improvements get the best return before selling?

Cleanliness, paint, lighting, flooring refresh, and visible maintenance repairs usually beat expensive remodels. Buyers pay more when they don’t smell risk.

What makes a Victorian Village home sit on the market?

The big three: overpricing, poor condition signals (especially water/basement), and limited showings.

Should I replace windows before listing?

Only if it’s truly necessary—and confirm historic district requirements first. Some window replacement approaches (like insert/pocket replacements) aren’t approved in the city’s historic guidance.

Do I need special approvals for exterior work?

Possibly. The Victorian Village Commission issues COAs for exterior alterations in the historic district.

How do I know what to fix first?

Use a priority approach:

• P1: water, roof, electrical, structural signals

• P2: paint, lighting, floors, kitchen/bath refresh

• P3: decor and optional upgrades

(Or grab my Pre‑List Walkthrough Scorecard PDF and I’ll run it with you.)

Work with a Victorian Village specialist: Joseph Speakman (e‑Merge Real Estate)

If you want to know exactly what your home needs (and what it doesn’t), I’ll do a pre‑list walkthrough using my Victorian Village scorecard and give you a clear plan to maximize price without wasting money.

Joseph Speakman
e‑Merge Real Estate
Call/Text: 614-607-3691
Email: [email protected]
Web: JosephSpeakman.Realtor