What Is My Home Worth? How a Valley Realtor Actually Prices a Home

Almost every homeowner I talk to has looked up their home on a value estimate site at least once. Some people get a number that feels high and some get one that feels low. Very few get one that matches what their home would actually sell for.

That gap is not because the tools are bad. It is because an algorithm can't see the things that move price the most here in the Valley: which tract you are in, which floor plan you have, and what similar homes on your side of the street sold for in the last few months.

Here is how I approach a valuation, the same way an appraiser would.

Step 1: Start with true model matches

The best comparable sale is a home that is nearly the same as yours. In planned communities like Porter Ranch, that often means the same builder, the same tract, and sometimes the exact same floor plan.

When I pull comps, I start narrow and only widen if I have to:

Same bedroom count and square footage within about 10% of yours
If there aren't enough, same bedroom count within about 20%
Only after that, a looser match on bedrooms

Square footage is the single biggest driver. A 1,900 square foot home and a 2,400 square foot home on the same street are not comparable, even if they look alike from the curb.

Step 2: Use recent sales, and weight the newest ones more

I look at closed sales from roughly the last 12 months, but a sale from last month tells me more about today's market than one from last fall. I give recent sales more weight, and I give the closest matches in size more weight too.

Active listings are useful for context, but they are asking prices. Closed sales are what buyers actually paid.

Step 3: Throw out the outliers

Every neighborhood has a few sales that don't fit. A home sold between family members, a fixer that needed a new roof, or a fully remodeled showpiece. If one comp's price per square foot is far out of line with the others, I set it aside rather than let it drag the number up or down.

What I look at in person

The comps give me a baseline. From there, these are the things I look at in person to land on the price I believe your home will sell for:

Condition and updates. Kitchens, bathrooms, flooring, and paint matter. So do the things buyers can't see right away, like the roof, HVAC, and windows.
Lot and location. A cul-de-sac, a view, a larger yard, or backing to a busy street can each shift value.
Layout. A downstairs bedroom or a primary suite that works for how people live today can set a home apart.
Timing. Inventory and interest rates change month to month, and that changes how much competition a listing gets.

Frequently asked questions

Why is my online estimate different from what a Realtor tells me?

Online tools rely on broad data and can't see condition, upgrades, or which sales are true matches. When I price a home, I hand-pick the specific sales that best match yours, then walk the home to see what an algorithm can't. That's how I get to a number I'm confident it will sell for.

How many comps do you need for a good valuation?

Three strong, recent, closely matched sales are usually enough. More comps only help if they are good matches.

How often do home values change?

Values shift with interest rates, inventory, and season. In a fast market a valuation can be outdated in a few months, so it is worth refreshing before you make a decision.

Does a remodel always add value?

Not always, and not dollar for dollar. Kitchens and bathrooms tend to return the most, but it depends on what buyers in your neighborhood expect. A very personal remodel can work against you. Bold colors or finishes that stray far from current trends can narrow your pool of buyers instead of adding value. If you're planning a project, I'm happy to give an opinion before you start.

If you'd like a personalized valuation for your home, with the actual comps I used, give me a call at 818-723-7848. There is no cost and no pressure.