How to Price Your Home Accurately

What an automated estimate misses

Zillow's Zestimate and Redfin's estimate are statistical models built from public records. They can't see your finished basement, new roof, dated kitchen, or busy street. Treat them as a starting range, not a list price.

The three inputs that actually matter

1. Comparable sales — closed sales in the last 90 days, within ~0.5 miles, similar square footage, beds, baths, and lot size.
2. Condition adjustments — add for renovations less than 5 years old, subtract for deferred maintenance.
3. Active competition — what's currently for sale at your price point. Buyers compare you to live listings, not just sold ones.

The risk of overpricing

Homes priced above market typically sit, then drop. The longer the days-on-market, the more buyers assume something is wrong. Most price drops recover less than they would have if listed correctly the first time.