Not the number an app spits out in two seconds. Here's what genuinely moves your home's value, why online estimates miss the mark, and how to get a number you can trust before you list.
Probably not what Zillow says. Automated estimates use public data and recent sales, but they don't know about your finished basement, your new roof, or the fact that the house next door sold in three days over asking. A real number comes from a local comparative market analysis, not an algorithm.
Every seller wants the same thing first: a number. Something to anchor expectations before the photos, the showings, the offers. The problem is that most of the numbers people see first, an online estimate, a neighbor's guess, a number from three years ago, aren't built for your situation.
Here's what genuinely determines what your house is worth right now, and how to get a number that holds up when real buyers start looking.
They're a decent starting point but can be off by a meaningful margin, especially for homes with recent updates or unique features. Use them for a rough sense, not a listing price.
A comparative market analysis from a realtor is typically free, it's part of the service when you're considering listing with them.
Kitchens, bathrooms, and curb appeal tend to matter most, but the fixes worth making depend on your specific house and price point. See the full pre-listing checklist for details.
Local market conditions can shift within a few months, especially with interest rate changes or a shift in inventory. If it's been over six months since your last estimate, it's worth a fresh look.
I'll walk your home and pull the actual comps for your block, no cost, no obligation.
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