Most online estimates are a model guessing at your house. This one reads the sales that were actually recorded around it — qualified, arm's-length transactions from your county tax roll — and shows you the range they support.
Real recorded sales
Only qualified arm's-length sales count. Family transfers and foreclosures are excluded, because they drag the median somewhere it should not go.
A range, not a fake precision
You see the 25th to 75th percentile, how many sales it came from, and which years.
We say when we do not know
If there are not enough comparable sales, you get told that instead of a number.
We look the address up in the county property records.
Florida properties only
We find your parcel in the Florida Department of Revenue cadastral file, then look at qualified arm's-length sales (DOR qualification code 01) of same-use properties in your neighbourhood with living area within 30% of yours. The range is the 25th to 75th percentile of price per square foot from those sales, applied to your living area.
No. It is a data-based range from recorded sales. An appraisal is performed by a licensed appraiser who inspects the property. Use this to understand where your home sits in the market, not as a legal valuation.
Because county tax roll data does not record them, and we would rather show you a number we can trace to real sales than adjust it with a factor we invented. Condition, upgrades and view are exactly what we discuss with you afterwards.
County tax rolls are published with a lag, so the most recent recorded sales are typically several months old. We show you the exact range of sale years used, so you know what the number is based on.
Then we do not show a range. Rural areas and unusual properties often have too few comparable qualified sales for an honest number, and we review those manually instead of guessing.
No. There is no obligation. We ask for your contact details so we can send the full breakdown and answer questions about it.
The number is the starting point. What it sells for depends on timing, condition and how it is presented to the right buyer — including buyers who are not in the country.
Talk to us about your property