Free Home Valuation

What Is Your Home Worth?

A written opinion of value built on real closed sales, not an algorithm guessing at a market it cannot see into.

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Get a Starting Number

Enter the address for an instant estimate. We then review it by hand against real closed NTREIS sales and the things about your property that an automated model cannot see, before sending you a figure you can actually use.

Estimated Value (AVM)

Property Summary

Value Range (High-Low)

Value Confidence Score

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For a detailed Comparative Market Analysis, please provide your contact information below.

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Estimated Value

Free, no obligation, and we will not pass your details to anyone. Prefer to send the details yourself? Use the full form below.

Know the Number That Matters

Nobody Publishes What Your Neighbor Sold For

Texas is a non-disclosure state. Sale prices are not part of the public record, which means every online estimate you have seen was produced by a model working without the single most important input. The portals do not tell you that, and in smaller North Texas markets the gap between their number and reality can be wide enough to cost you real money.

Licensed agents can pull the actual closed figures out of the NTREIS MLS. That is what we price from, and we show you the comparable sales so you can check our work rather than trust a number on faith.

Our Method

How We Arrive at Your Number

A defensible figure comes from real sales and real local knowledge, not an algorithm reading tax records off a server. Here is what goes into yours.

Real Closed NTREIS Sales

We price against homes that actually closed, pulled from the NTREIS MLS. Texas does not publish sale prices, so this data is not available to the portals estimating your value. Recent sales on your street and in your submarket set the baseline.

See what we have closed

What an Algorithm Cannot See

An automated model cannot see condition or the age of your updates, whether the lot backs onto a road or a greenbelt, or what an outbuilding and shop space are worth to the right buyer. On acreage it does not know the well, the septic system or the road frontage. On Cedar Creek Lake it does not know the lakebed lease, the dock permit or the state of the bulkhead.

The Local Tax Layer

A MUD or PID assessment changes what a buyer can afford to pay for your home, which means it changes what your home is worth. If your neighborhood carries one, it belongs in the pricing conversation from the start, not at the negotiating table.

Read the seller’s guide

Priced to Sell, Not to Sit

The goal is a number that brings qualified buyers through the door and protects your equity. A home that launches too high sits, collects price cuts, and teaches buyers to wonder what is wrong with it. By the time the price is right the listing has gone stale. We would rather start at a defensible number and sell with momentum.

No Guesswork

Prefer to Send the Details Yourself?

Skip the instant estimate. Tell us about the home and we will prepare a written opinion of value with the comparable sales attached.

Real comparables from recent NTREIS closed sales

Acreage, lake and MUD or PID factors weighed by hand

Usually back within a business day

No pressure and no obligation to list, ever

We closed 88 homes in the last 12 months at an average sales price of $351,000, so on many streets in these markets the comparable sales are our own.

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Do Your Own Homework

Verify the Public Record Yourself

We would rather you check. These are the official sources for everything about your property that is public in Texas, which is everything except what it sold for.

Kaufman County Appraisal District

Look up the assessed value, exemptions and property record for Terrell, Forney, Kaufman, Crandall and Talty.

Open Kaufman CAD

Henderson County Appraisal District

Assessed values and property records for Gun Barrel City, Mabank and the Cedar Creek Lake communities.

Open Henderson CAD

Rockwall Central Appraisal District

Property records for Rockwall, Heath, Fate and McLendon-Chisholm.

Open Rockwall CAD

Collin Central Appraisal District

Assessed values for Frisco, Plano, McKinney and the rest of Collin County.

Open Collin CAD

Texas Homestead Exemption

The Comptroller’s guide to the exemptions that reduce your taxable value, and the deadlines that apply.

Read the guide

Tarrant Regional Water District

Shoreline rules, lakebed leases and dock permits on Cedar Creek Lake, all of which affect waterfront value.

Open TRWD

Once You Have the Number

Thinking of Selling?

The valuation is step one. The seller’s guide walks through everything that comes after it, from what is worth repairing to how we run the negotiation.

Read the Seller’s Guide

See What We Have Closed

Common Questions

Home Value, Answered

The questions that come up most before someone asks for a valuation.

How accurate is an online home estimate in Texas?

Less accurate here than almost anywhere else, and the reason is structural. Texas is one of a handful of non-disclosure states, which means sale prices are not part of the public record. An automated valuation model works by comparing your home to what similar homes sold for. In Texas it cannot see those numbers.

So it estimates from what it can see: tax assessments, square footage, listing history. In a large uniform subdivision that gets close. In Terrell, Kaufman or on Cedar Creek Lake, where two homes on the same road can be genuinely different properties, it can be off by a margin large enough to change your decision in either direction.

What is the difference between assessed value and market value?

Three numbers get used interchangeably and they rarely agree.
Assessed value is what the county appraisal district uses to calculate your property taxes. It often trails the market, and it is not what a buyer will pay.

An online estimate is an algorithm’s guess from public data, working without sale prices in this state.

Market value is what a qualified buyer will actually pay in today’s market. It is the only one of the three that matters when you sell, and it is the number we give you.

Is this a real valuation or a lead capture form?

Is this a real valuation or a lead capture form?
A real one. You get a written opinion of value with the comparable sales we used attached, so you can check the reasoning rather than take a number on faith. There is no obligation to list with us, and we will not pass your details to a third party.

How soon will I get it?

Usually within a business day for a desktop opinion. If the property is acreage, waterfront, or unusual enough that photographs will not do it justice, we will want to walk it first, which adds a day or two but produces a number that will actually hold up.

What do you need from me?

The address, and anything the MLS will not know: updates and roughly when they were done, roof and HVAC age, any foundation work, and whether the lot has a feature that affects value. On acreage we will ask about the well and the septic system. On the lake we will ask about the dock and the bulkhead.

Do you value acreage and lake property, not just subdivision homes?

Yes, and they are the ones most worth having valued properly. Acreage does not price like a subdivision: road frontage, tract shape, water and waste all move the number in ways a model does not handle. On Cedar Creek Lake, open water, canal and off-water homes trade on completely different logic. Both are a large part of what we sell.

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We offer the highest level of expertise, service and integrity. Tell us what you are trying to do and we will tell you, honestly, how we would do it.