Home valuation
What is my home actually worth?
Priced from closed sales of your plan, not an algorithm.
Why the online estimates are wrong here
Automated valuations work from square footage, bed and bath counts, and broad neighborhood averages. In most of Huntley that gets you into the right neighborhood of a number. In Sun City it does not, because the variable that moves price most — the floor plan — is invisible to them.
Two homes at 1,700 square feet on the same street can differ meaningfully in value depending on the plan, the lot, whether the lower level is finished, and whether there is a four-season room. A machine averages those away. I do not.
If you are not sure which plan you own, the plan library has all fifty-six drawn out — knowing the name before we talk saves a step. For what the community as a whole has been doing, the August 2026 market read has the medians and the caveats that go with them.
What you get
- A price range with the closed comparable sales that produced it
- A ranked list of what to fix and what to leave alone
- An honest timeline — including the case for waiting
- A net-proceeds estimate so you know what actually reaches your bank
This is a broker price opinion prepared for the purpose of a potential listing. It is not a certified appraisal and should not be relied upon for lending, tax or legal purposes.
FAQ
Before you ask
Is this a Zestimate?
No. Automated estimates work from public records and broad averages. They cannot see that your basement is finished, that your lot backs to open space, or that your floor plan commands a premium. I price from closed sales on your model and street, then adjust for what is actually in front of me.
Is a broker price opinion the same as an appraisal?
No — different document, different purpose. A broker price opinion is my professional opinion of what your home would sell for, built from closed comparable sales and what I can see walking through the house. An appraisal is prepared by a state-licensed appraiser and is what a lender relies on to approve a mortgage. Use mine to decide what to list at, or whether to list at all; you will still need an appraisal for a loan, an estate tax filing or a court matter.
Do I have to list with you to get one?
No, and there is nothing to sign. You get the range, the closed sales behind it, and my honest read on timing. Plenty of the valuations I do never become listings — if the right answer for you is to stay put another two years, that is the answer you will get.
What do you need from me before you can price it?
The address, and about ten minutes. The address gets me the closed sales on your street and, in Sun City, your floor plan. What no record shows is condition — whether the lower level is finished, when the roof and the furnace were last done, whether the kitchen is original. Tell me those in the notes box or on the phone and the range I give you gets considerably tighter.
I am selling a parent’s home. Can you value that?
Yes, and it is a common request in this community. Along with the number you get a plan for selling an empty house — what to clear out, what to leave, what is worth repairing and what a buyer will discount either way. One caution: if the estate needs a date-of-death value for tax purposes, that takes a certified appraiser rather than a broker. Ask me and I will point you to one.
Will I get put on a mailing list?
No. You will get a phone call from me with a number and the comps behind it. If you are not ready to sell, that is a perfectly good outcome and I will say so.
How quickly will I hear back?
Usually the same day, and always within one business day. Pricing from closed sales rather than an automated model takes a little longer than a phone call would, which is the entire point. If you would rather not wait, call or text me.
Would rather just talk?
Call or text. No form, no follow-up sequence, no obligation.