What’s 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

Expected Sale Price

Remaining Mortgage Payoff

Your current loan balance. Enter 0 if the home is paid off.

Commissions

Listing Agent

Buyer Agent

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

Owner's Title Policy (auto)

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.

Survey

A new survey typically runs $400 to $750. Enter 0 if you have a usable existing survey.

HOA Transfer Fee

If your home is in an HOA, transfer and resale-certificate fees run around $500. Enter 0 if no HOA.

Home Warranty for Buyer

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

Total Annual Property Taxes

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.

Expected Closing Month You'd owe your share of the year up to closing.

Other

Buyer Concessions / Repair Credits

Other Costs

Solar panel payoff, HELOC or second-lien payoff, and anything else you'll cover.

Estimated Net Proceeds

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.

How to Actually Maximize Your Sale Price

Here's the part most agents won't say plainly: the way you net the most money is almost never by listing at the highest number. It's by pricing right and selling into momentum. Let me explain why, because this is the single most important thing a seller can understand.

Overpricing Costs You Money – It Doesn’t Make You Money

The instinct is to start high and “leave room to negotiate.” It feels safe. But it’s actually the most expensive mistake in real estate. A home priced above the market gets the most attention in its first week and then…. nothing. Every qualified buyer has already seen it and passed. The listing goes stale. Days on market climb. And the longer it sits, the more buyers assume something is wrong with it.

Then come the price cuts. Now you’re chasing the market down instead of leading it, and the eventual sale price lands below what you’d have gotten by pricing it correctly on day one. The overpriced home almost always sells for less than the well-priced one. That’s not opinion, that’s how buyer psychology and market exposure work.

Right-Pricing Creates Competition

A home priced accurately the moment it hits the market captures peak buyer attention while interest is highest. That’s where multiple offers usually come from, when buyers compete against each other instead of negotiating against you. Pricing right isn’t leaving money on the table, it’s the strategy that puts the most money in your pocket.

The Other Levers That Move the Number

Once the price is right, the rest is execution. Professional presentation and photography that make buyers want to see it in person, strategic timing of when you go live, pre-list preparation that removes a buyer’s reasons to negotiate, and marketing that reaches beyond the local feed. Each one protects your price. Together, they’re what separate a home that sells for top dollar from one that sells for “fine.”

That’s the full picture, and it starts with one number done right. Request your professional CMA below and let’s price your home to win.