What is my home really worth right now?

The details: why the estimate is only a starting point

Overpricing is the number one reason homes sit on the market. A home priced above what the data supports does not just take longer to sell; it loses momentum. After a few weeks of few or no showings, buyers start to wonder what is wrong with it, and you have burned your strongest marketing window.

The standard tool is a comparative market analysis, or CMA. It compares your home to similar properties that sold nearby within the last 3 to 6 months, then adjusts for differences in size, condition, and location. Website estimates get you in the ballpark, but they can be off by thousands of dollars, because they lean on public records and algorithms that never walk your home, see your upgrades, or feel your street.