Free home valuation
What's your home really worth?
Not a computer's guess from public records. A real comparative market analysis on your actual home, prepared personally: the truest comparable sales, what's selling in your neighborhood right now, and a realistic price range with the reasoning behind it. It's free, there's no obligation, and the number is yours to keep.
Start here
Why the number online is so often wrong
Online estimates are everywhere, and they are tempting because they are instant. The trouble is they have never been inside your home. They do not know you remodeled the kitchen, that the roof is new, or that your lot backs to a greenbelt. On a unique, updated, rural, or waterfront home, they can miss by tens of thousands of dollars, and list price is the one place that mistake costs you real money.
- An online estimate. A computer averaging public records and nearby sales. It has never seen inside your home, does not know your updates, and can be off by tens of thousands of dollars in either direction. Useful as a rough starting point, dangerous as a list price.
- A real CMA from me. I look at your actual home, the truest comparables, and what is selling today, then give you a realistic price range and the why behind it. Free, no obligation, and yours to keep whether or not you ever list with me.
What I actually look at
How a real price gets built
Four things decide your number. A national algorithm guesses at all of them. A local agent who's standing in your home knows them.
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Recent sales that truly compare
Not just any home nearby. Same neighborhood, similar size, age and condition, sold in the last few months. The right comparables are the whole game, and a national algorithm guesses at them while I know them.
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What's actually selling right now
Active listings, what's going under contract, and how long it's taking. Today's buyer pool sets your price far more than what your neighbor got two years ago.
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Your home's real condition
Updates, the roof and systems, the layout, the lot, the view. The things a photo and a square-footage field never capture, and the things that move your number up or down by real money.
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What buyers in your area want
Schools, commute, lake access, new construction nearby, the local draw. In North Texas that ranges from a Collin County master-planned home to a Lake Texoma lot, and each has its own buyer.
No cost, no obligation
Tell me about your home
Share a few details and I'll prepare your valuation personally and walk you through it, by call, text, or email, whatever you prefer. If you're just curious or planning a move down the road, that's completely fine. No pressure, ever.
Prefer to talk first? (903) 568-6626
Before you decide
Knowing your number is step one
Your home's value is the starting point, not the whole decision. The next questions are whether now is your right time and what your next move would cost. I help you think through all of it, honestly, before you commit to anything.
Weighing the timing? Read should you sell your house now or wait. Planning a move with the proceeds? My relocation guide and property-tax guide cover what comes next. Getting it ready to list? See which improvements actually add value.
Common questions
Home valuation questions
How much is my house worth in North Texas?
The honest answer is that it depends on your specific home, your neighborhood, and what is selling right now, which is exactly why a one-size number online is so often wrong. I prepare a free comparative market analysis (CMA) on your actual home: the real comparable sales, current competition, and your home's condition and updates. You get a realistic price range and the reasoning behind it, with no obligation to list.
Is an online home estimate like a Zestimate accurate?
It is a starting point, not a list price. Automated estimates average public records and nearby sales, but they have never been inside your home, do not know your updates or condition, and can be off by tens of thousands of dollars either way. They are most wrong exactly where it matters most, on unique homes, updated homes, and anything rural or waterfront. A real CMA on your specific home is far more reliable, and I do it for free.
Is a home valuation free, and am I obligated to sell?
It is completely free, and you are not obligated to anything. Plenty of people ask for a valuation just to understand where they stand, to plan a move a year out, or to settle a what-if. I would rather you have a real number and the truth about timing than make a big decision on a guess. If now is not your time to sell, I will tell you that.
How do you decide what to price my home at?
I price to your home and today's market, not to a wish. I pull the homes most like yours that actually sold recently, weigh what is on the market competing with you right now, and adjust for your home's real condition, updates, and lot. The goal is a price that gets you the most money the market will truly pay, without sitting unsold because it was set too high. I will never guarantee a specific price, but I will show you exactly how I arrived at the range.
Should I get a home valuation before I decide to sell?
Yes, and earlier than most people think. Knowing your real equity, your likely price range, and what your next move would cost is what turns selling from a stressful leap into a clear decision. It costs you nothing and it is the first thing I would want to know in your shoes. If you are weighing the timing, my guide on whether to sell now or wait walks through it.
Can you value a rural, lake, or acreage property near Lake Texoma?
Yes. Rural, waterfront, and acreage homes are exactly where automated estimates fall apart, because water access, usable land, outbuildings, and condition swing the value so much. Those properties need a person who knows the local market to price them right. I handle homes across North Texas, from Collin County subdivisions to Grayson County, Denison, and Lake Texoma land.
Start with the truth
Let's find out what your home is really worth.
It's free, it's honest, and it's yours to keep. Whether you sell this month, next year, or not at all, you'll know exactly where you stand.