What Is Your Home Worth?
A real number from someone who knows the comps, not an automated guess.
Get your home value
Enter the property address and how to reach you. I will run the comps myself and send you a real number. It is free, and there is no obligation.
A Quick Note
This article is general information, not an appraisal and not legal or tax advice. A valuation is my professional opinion of a likely sale price based on recent sales, and only a licensed appraiser produces an appraisal. I am a real estate professional, and my part is pricing your home to sell.
Why an Online Estimate Isn't Your Real Number
Zillow, Redfin, and every other automated estimate work off public records and recent sales in your area. They have never seen your kitchen, your updates, or the thing your neighbor's house has that yours doesn't. They are a starting point, not a number to sell on. A real valuation comes from someone who has walked the comps, knows what is currently under contract versus stale on the market, and can tell you honestly where your home stands.
Four Numbers People Mix Up
An automated estimate is a computer's guess from public data. Your county tax value is the figure the county sets for property taxes, and no buyer is bound to it. An appraisal is a licensed appraiser's opinion of value, usually ordered by the buyer's lender when a loan is involved. A comparative market analysis, the CMA I run, is a side-by-side look at the homes around yours: what sold, what is pending, and what is sitting without an offer.
Each of those answers a different question, and only the last one is built to help you decide what to ask for your house.
What Goes Into a Real Valuation
I start with the sales that are closest to yours in size, age, and location, then adjust for the things that separate your house from theirs: condition, updates, lot, garage, and layout. I look at what is under contract right now and at the homes that sat, because a list price is a hope and a closed sale is a fact. Whenever I can, I walk the house myself, since a photo never tells me the condition of a roof or the feel of a floor plan.
Local to Coastal Realty works both ends of the Carolina move, so the same process covers a home inland and one on the coast. See how pricing fits into the whole sale.
Two Markets, Two Sets of Questions
An inland home in the Triad or Triangle is priced off lot size, updates, and the sales a few streets over, in places like Greensboro and Raleigh. A coastal home or condo brings more questions: whether it sits in a mapped flood zone, what insurance costs, what the HOA fees are, and what the community's rental rules allow. Buyers near North Myrtle Beach and Wilmington weigh those items, so I weigh them when I price.
What I Need From You
Your address, the major updates and the years they were done, anything that needs work, and what you hope the number will be. Tell me the uncomfortable parts too, such as the roof that is near the end of its life. A number that skips them will not survive the buyer's inspection, and I would rather price it right than see a deal fall apart in week two.
What a Valuation Can and Cannot Promise
A valuation is a professional opinion built from real sales, and buyers set the final price. Two things can still move the number once your house is on the market: how it shows, and what the buyer's lender says. If a buyer borrows, the lender orders an appraisal, and I prepare you for the possibility that it comes in under the contract price. In that case the buyer and seller can renegotiate the price, the buyer can bring more cash to cover the gap, or the buyer can challenge the appraisal. I would rather you hear that before you list than in the middle of a deal.
A valuation also has a shelf life. Sales that closed last month change what your house is worth this month, so I refresh the numbers right before you list.
From a Number to a Plan
Once you have the number, you have three choices: list now, fix a few things first, or wait. I will give you my honest read on each, including the option of doing nothing. If you list, the sequence runs from preparation and photography through a timed launch, and you can see it all in the full selling process. The free Seller Guide covers the same ground in writing, so you can read it at your own pace.
What You Get When You Ask
A free comparative market analysis, no obligation. We walk through the number together, what is driving it, and what, if anything, would move it before you list. If you are not ready to sell, that is fine, since plenty of people ask just to know where they stand. When you are ready, read how I sell a home.
Get Your Number
Type in your address and I will get back to you with a real answer, wherever in North or South Carolina you are. Get in touch or call (336) 516-4136 directly.
Frequently Asked Questions
Is a home valuation really free?
Yes. There is no cost and no obligation to list with me. Plenty of people ask just to know where they stand.
Do you only value homes in North Myrtle Beach?
No. I work inland North Carolina (Burlington, Greensboro, Winston-Salem, Raleigh) and the coast from Wilmington through the Grand Strand, so wherever your home is in that footprint, ask.
How is this different from a Zillow Zestimate?
An automated estimate has never seen your home. I look at real, current comps and the specific condition and updates of your property before I give you a number.
What is the difference between a CMA and an appraisal?
A comparative market analysis is my side-by-side look at sold, pending, and unsold homes to help you decide what to ask. An appraisal is a licensed appraiser's opinion of value, usually ordered by a buyer's lender when a loan is involved.
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