Why the online estimates are usually wrong
The automatic valuations on the big property websites work from public records and averages. They have never seen inside your home. They do not know that you replaced the roof, or that the house behind you was demolished, or that your kitchen is original.
They are a reasonable starting point and a poor basis for a decision. On an individual property they are routinely out by tens of thousands in either direction.
What we do instead: walk through the property, note what is genuinely better or worse than the homes it will be compared against, and then look at what those homes actually closed at. You get a figure and the reasoning, and you are free to do nothing with it.
What we look at
Recent closed sales nearby
What comparable homes sold for, not what they asked. Adjusted for the ways yours differs.
Condition and updates
Roof, systems, kitchen, bathrooms, windows. What a buyer will price in, and what they will discount for.
What is currently competing
The other homes a buyer would see alongside yours, and how yours stands next to them.
How fast things are moving
Days on market locally, and whether homes are closing above or below asking right now.
Request a valuation
Tell us the address and how to reach you. We will arrange a time that suits you, usually within a couple of days.