What's My Home Worth?
Get an instant estimate below. But I'll be straight with you: online tools are a conversation starter, not a final answer. To really know what your home is worth, we'd need to see it in person.
Why Online Estimates Only Get You So Far
Online home value tools pull from public records and recent sales. That works ok in neighborhoods where every house looks the same. But in West Austin and the Hill Country? Not so much.
A custom build on acreage doesn't comp the same as a tract home in a subdivision. A house with a guest casita, a pool, or a view of the lake is going to be valued differently than what the algorithm spits out. Same with lot size, flood zone status, septic vs sewer, and whether your HOA allows short-term rentals.
The estimate above is a starting point. If you're seriously thinking about selling, or just want to know where you stand, the next step is a real conversation and a walk-through. That's where you get an actual number.
What Goes Into a Real Home Valuation
When I do a CMA for your home, here's what I'm actually looking at.
Recent Comparable Sales
Not just what sold nearby, but what sold that actually looks like your house. Same size, same style, same lot type. The algorithm doesn't know the difference between a 2,000 sqft home on a cul-de-sac and one on a busy road. I do.
Condition & Updates
A new roof, updated kitchen, or recently replaced HVAC system all move the needle. So does deferred maintenance. Online tools don't know if you just spent $40K on a remodel or if your AC is 20 years old. That matters.
Market Timing
What your home is worth today is not what it was worth six months ago. In this market, pricing strategy matters more than it has in years. I'll show you what's active, what's pending, and what that means for your pricing window.
Common Questions About Home Values
How accurate are online home value estimates?
They can be in the ballpark for cookie-cutter neighborhoods, but in areas like Bee Cave, Lakeway, and Dripping Springs where homes vary a lot, they can be off by 10-15% or more. Custom features, lot characteristics, and condition are invisible to algorithms.
What's the difference between a CMA and an appraisal?
A CMA (comparative market analysis) is what your agent does to help you price your home. It's based on recent sales, active listings, and market knowledge. An appraisal is a formal valuation done by a licensed appraiser, typically ordered by a lender during a transaction. Both are useful, but a CMA is what you want first.
How do I increase my home value before selling?
Focus on what buyers notice first: curb appeal, kitchen, bathrooms, and flooring. You don't need to gut the place. Fresh paint, updated fixtures, and good staging go a long way. I can walk through your home and tell you exactly what's worth fixing and what isn't.
Should I get a pre-listing appraisal?
Usually no. A good CMA from an agent who knows your area is more useful for pricing strategy. Appraisals cost $400-600 and the buyer's lender will order their own anyway. Save your money and invest it in prep instead.
How long does it take to get a home valuation?
The online estimate above takes 60 seconds. A proper CMA takes me a day or two after I've seen your home. It's worth the wait.
Want the Real Number?
The online estimate is a starting point. For an accurate valuation, lets talk. I'll walk through your home and give you a number you can actually plan around.
