How I Price Your Home
A disciplined, data-driven valuation process — built on 22 years in the field and the Universal Home Score (UHS v10.2) system. No guesswork. No Zestimates. Just defensible numbers.
Price is the most important decision we make together.
Price too high and your home sits — and every quiet week on the market chips away at your negotiating power. Price too low and you simply hand money to the buyer. Most pricing is a few comparables and a gut feeling.
What follows is the system I use instead — the same one behind every seller report I hand you. It is methodical, evidence-driven, and built to defend a number, not just suggest one.
Two questions. Two systems.
Every valuation answers two separate things — and uses a separate, purpose-built method for each.
What will buyers pay?
Answered through rigorous comparable-sales analysis — adjusting real, recent sales feature by feature until they reflect your home.
What shape is it in?
A structured condition assessment that scores the home and flags the deal-killers — before a buyer's inspector ever finds them.
From your front door to a defensible list price
Select true comparables
Not just "homes nearby." Every comparable must clear hard filters — same neighborhood or within a quarter-mile, no major streets crossed, same school district, sold in the last three to six months, same property type. Each one then receives a confidence-tier score, so the strongest matches carry the most weight and weaker ones carry less.
Build the baseline
The core of the entire valuation. Every comparable is adjusted, feature by feature, to match your home — bedrooms, baths, square footage, garage, roof age, kitchen, mechanical systems, lot size, even construction era. Sale prices are first time-adjusted using real local market data, never a generic rate. The result is a single confidence-weighted baseline value.
Validate market timing
Markets move. This step checks whether prices have shifted since those comparables sold and corrects for it — using actual appreciation data for your specific area and price tier, not a guess or a national headline.
Score the condition
A structured walk-through produces your Universal Home Score across visual condition and mechanical systems. It surfaces the deal-killers — aging HVAC, outdated electrical panels — early, while there is still time to address them on your terms instead of a buyer's.
Apply strategic adjustments
A disciplined, evidence-based final layer for the things comparables cannot capture — market-ceiling effects, unusual circumstances. Deliberately capped and tightly limited, so the data-driven baseline stays the star of the valuation.
Final valuation & strategy
Your estimated fair market value, a documented confidence range, a recommended list price, and an expected time on market. Plus improvement scenarios — exactly which pre-listing projects would lift your value, and by how much.
A professional seller report — not a printout.
Everything above arrives as one cohesive, six-section document. Every number is traceable. Every adjustment is shown.
Let's price yours.
If you're weighing a sale, the first conversation is simple — and it starts with the right number.