What’s Your Home Actually Worth?

What is your Home actually worth?

The Zestimate Is a Guess. Your Listing Price Shouldn't Be.

An automated valuation pulls a number out of an algorithm that has never walked through your front door. It doesn’t know you renovated the kitchen. It doesn’t know the house behind you backs to a busy road. It doesn’t know which of your neighbors actually sold and which ones just listed high and sat. It’s an average of averages, but you aren’t selling an average home you’re selling your home.

A real comparative market analysis is the opposite of a guess. It’s a defensible price built from verified sold data, current competing inventory, and the specific conditions of your property and your street. That’s the difference between hoping you priced it right and knowing you did and in a market where buyers have more information than ever, knowing is the only position worth being in.

What Actually Goes Into a Professional CMA

This is the homework most sellers never see and it's exactly where the right price comes from:

Verified Recent Sales

Not list prices. Not “pending” guesses. Actual closed sales of comparable homes in your area, pulled from the MLS, adjusted for square footage, condition, lot, and features. What buyers actually paid because that’s what the next buyer will use to justify their offer.

Your Active Competition

Every home currently for sale that a buyer would weigh against yours. When you list, you’re not pricing in a vacuum you’re pricing against the other options on the buyer’s screen. A real CMA shows you exactly who you’re up against and how to position above them.

Market Absorption & Timing

How fast homes in your price range are actually selling, and how much inventory is sitting. This tells us whether you’re listing into urgency or into a crowd — and it changes the strategy completely.

Property-Specific Adjustments

The upgrades that add value and the ones that don’t. The features buyers in your specific area pay a premium for. The condition factors that either justify a higher number or quietly cap it. This is where local knowledge beats any algorithm.

Know Your Number Before You List

North Texas Market Insider™

How Much Will I Actually Make?

Your sale price is not your payday. Run the real math, payoff, commissions, and Texas closing costs included, with a live title premium straight from the state's promulgated rate schedule.

The Basics
$
$
Your current loan balance. Enter 0 if the home is paid off.
Commissions
%
%
Commissions are negotiable and not set by law. Buyer-agent compensation is not assumed anymore, so enter what you've agreed to offer, which may be 0.
Texas Seller Costs
$
In Texas the seller customarily pays for the owner's title policy. This uses the state's promulgated rate schedule (effective 3/1/2026), identical at every title company. Updates with your sale price.
$
A new survey typically runs $400 to $750. Enter 0 if you have a usable existing survey.
$
If your home is in an HOA, transfer and resale-certificate fees run around $500. Enter 0 if no HOA.
$
A typical one-year home warranty runs about $700. Buyers are asking sellers to cover this more often. Enter 0 if you're not offering one.
Property Tax Proration
$
Texas taxes are paid in arrears, so at closing you credit the buyer for your share of the year. To find your annual tax amount, web search for your county + "appraisal district," open their property search, and enter your address.
You'd owe your share of the year up to closing.
Other
$
$
Solar panel payoff, HELOC or second-lien payoff, and anything else you'll cover.
Estimated Net Proceeds
$0
What you'd walk away with at closing.
Get Your Real Numbers
Sale price$0
Loan payoff$0
Listing agent commission$0
Buyer agent commission$0
Owner's title policy$0
Survey$0
HOA transfer fee$0
Home warranty$0
Tax proration$0
Concessions / credits$0
Other costs$0
You walk away with$0
Estimate only, not a guarantee, appraisal, or financial or legal advice. The owner's title premium uses the Texas Department of Insurance promulgated Basic Premium Rate schedule effective March 1, 2026; verify current figures with your title company. Tax proration is estimated to the closing month; actual closings prorate to the exact day, and amounts depend on whether taxes are paid through escrow. Actual proceeds also depend on your final sale price, exact payoff including per-diem interest, negotiated commissions, ancillary title and escrow fees, liens, and other transaction-specific items. For a precise seller net sheet, request a professional CMA and let's review your numbers together.

Guides For Understanding Your Bottom Line

Pricing strategies for North Texas sellers with Bobby Franklin, the North Texas Market Insider. Bobby Franklin is the best realtor in Waxahachie.

Pricing Strategies For North Texas Sellers

The right strategies to price your home effectively

(click the image to read)

Understanding seller closing costs and net proceeds. Learn more with Bobby Franklin, the North Texas Market Insider. Bobby Franklin is the best realtor in Waxahachie.

Seller Closing Cost and Net Proceeds Guide

Understanding closing costs and net proceeds. Everything you need to know

(click the image to read)

Navigating property disclosures and title issues. Learn more with Bobby Franklin, the North Texas Market Insider. Bobby Franklin is the best realtor in Waxahachie.

Navigating Property Disclosures and Title Issues

Everything you need to know about title defects and required disclosures in Texas

(click the image to read)

Get A Professional CMA

Market accurate pricing not a Zillow Guesstimate

Bobby Franklin Realtor®

Bobby Franklin

Realtor®

Serving DFW | Ellis County
16 Northgate Dr. Ste 100

Waxahachie, TX 75165

Find Your Home's True Value

Price Right | Sell COnfidently