8009 Bennington Drive

West Chester, OH 45241  ·  Custom all-brick ranch with finished walkout basement

This analysis positions 8009 Bennington Drive using the two most relevant recent sales, the current 45241 market, and the home’s standing as a custom, newer luxury ranch. The goal is to give you a clear, defensible range — and the reasoning behind it — so the final list price is your decision, made with the full picture in front of you.

The RVM is an algorithm working off public records; the CMA value is built from the two hand-selected comparable sales below, which better reflect this custom-home pocket.

01The pricing challenge

The question here isn’t whether the home is desirable — it clearly is. This is an indoor-luxury story first: all-brick construction, a 3-car garage setup, Bosch kitchen appliances, KOHLER fixtures throughout, a primary spa bath, and a finished walkout lower level with two additional bedrooms — both with egress windows, so the full 4-bedroom count holds under MLS rules — plus a full bath and a small cigar/flex nook (closet-to-pantry sized). It’s complemented by two genuinely high-end outdoor amenities — an extraordinary Trex back deck with a hot tub, and a spacious covered concrete patio below — while the lot itself stays in a supporting role. The finished footprint runs roughly 3,800 SF (2,420 above grade plus about 1,384 finished below).

One honest positioning point: the usable yard is limited by a large drainage culvert, so the marketing leads with interior finish and the deck-and-patio amenities rather than the lot. At this price point that shapes photography and buyer expectations more than it shapes the number.

The real challenge is scarcity of truly comparable sales. Bennington sits in a small pocket of newer, custom-built homes where the ordinary neighborhood averages don’t tell the story. In the broader 45241 sample, only two recent sales cleared $350/SF while most traded well below that. So this home isn’t priced off the neighborhood median — it’s priced as a scarce, high-finish product where buyers weigh interior quality, the finished lower level, and the deck-and-patio amenities more than any average price-per-foot.

02The two comps that bracket value

Why Sean James is the ceiling, not the target. It’s the strongest comp — same immediate pocket, same buyer pool, similar above-grade size, newer construction — and it sold in one day at 100% of list. But it was built in 2021, described as “like new,” and its remarks cite over 4,800 SF of luxury with Sub-Zero and Wolf appliances. It also closed 5/16/2025, which now sits just outside the clean 12-month window. It tells us the market will pay a premium for this product here — it does not automatically set our number.

Why Stallion Ct sets the floor. It’s newer/high-end enough to be useful, and its $1,068,500 sale shows comparable luxury-ranch product trades above $1.05M. But it’s 7.58 miles away in a different submarket, so it supports the low end rather than driving the value: even outside this custom pocket, similar homes clear the low $1M range.

03Market context — 45241, June 2026

The overall 45241 single-family market is still seller-favorable — under one month of inventory, homes selling near ask, and a fast median time to contract. That supports confidence that a well-positioned home can still move quickly. The caution: the luxury tier is thinner. Above roughly $1M there are far fewer buyers and far fewer trades, so presentation and pricing discipline matter more the higher we go.

04Three ways to position the list price

The same home can be launched three ways depending on your goals for speed versus reach. Each is defensible — they simply prioritize different outcomes.

05My recommendation

If you’d like to push the market after strong preparation, I’d rather test $1,125,000 than $1,150,000. At $1,150,000 you’re asking Bennington to perform like the newer Sean James home, and buyers may push back unless the staging, photography, interior finish, and lower-level presentation are all excellent. My recommended list range is $1,095,000–$1,125,000.

06Pre-list items that lift pricing confidence

The higher we position, the more these matter. None are defects — they’re presentation and documentation steps that protect the number.

• Declutter and stage heavily — kitchen island, closets, laundry, basement storage, and secondary rooms are the priorities.
• Decide the hot tub — confirm whether it stays, and verify it’s operational if included.
• Right-size the cigar nook in marketing — it’s closet-to-pantry sized, so present it as a small finished bonus/flex niche, not a full room, to keep buyer expectations aligned with what they’ll see.
• Document the culvert / drainage — clear notes for disclosures so it’s a non-issue in the buyer’s mind.
• Lead with indoor luxury — make interior finish the focal point (kitchen, primary spa bath, finished walkout lower level), with the Trex deck (and hot tub) and covered lower patio featured as premium amenities — not the yard.