How much is my house worth? (2026)
How home values are actually calculated, why online estimates disagree, and how to find your home's real number.
What determines your home's value
Appraisers and serious buyers value a home the same way: they look at comparable sales — homes similar to yours that recently sold nearby — and adjust up or down for the differences. A few factors move the number more than the rest:
- Location. Neighborhood, school zone, walkability, and commute all get priced in, which is why identical floor plans sell for very different amounts across town.
- Size and layout. Square footage, bedroom and bathroom count, and usable space set the baseline.
- Condition and updates. A renovated kitchen, new roof, or modern systems add real value; deferred maintenance subtracts it faster than most owners expect.
- Market timing. Interest rates, inventory, and the season shift what buyers will pay this month versus last.
Why online estimates disagree
Automated valuation models (AVMs) — the estimates you see on big real-estate portals — run public records and past sales through an algorithm. They are useful as a starting range, but they can't see inside your home. They don't know you gutted the kitchen or that the photos are ten years old, so two sites can differ by tens of thousands of dollars on the same address. Treat any single number as one data point, not the truth.
How to find your home's real value
Get more than one estimate, then sharpen it. ListPrep starts from recent comparable sales near your address, then refines the figure using your home's real condition and even photos of your rooms — graded on the same C1–C6 scale appraisers use. You get a value range plus what your home could be worth if you prepped it, which is the number that actually matters if you're thinking of selling.
Frequently asked questions
How accurate are online home value estimates?
Automated estimates get you within a range but can't see your home's condition or updates, so they often differ by tens of thousands of dollars. Refining an estimate with your home's actual condition and comparable sales is far more accurate.
How is a home's value actually calculated?
By comparing your home to similar homes that recently sold nearby and adjusting for differences in size, condition, location, and features — the same comparable-sales approach appraisers use.
What's the difference between market value and appraised value?
Market value is what a buyer will actually pay; appraised value is a licensed appraiser's formal opinion, often used by lenders. Both rely on comparable sales, but they can differ.