Not an instant estimate. A real number, with the comparable sales it came from, explained by the person who pulled them — and if your house has already been on the market once, a read on why the last price did not work.
Why the online estimates keep disagreeing with each other
You have probably already checked two or three of them and gotten a spread of sixty thousand dollars. That is not a glitch. Automated valuation models work from public records and past sales, and they are reasonably good at the middle of a market where houses are similar to each other. They get progressively worse the further your house sits from average.
What they cannot see: whether your kitchen was redone in 2009 or last year, that the house backs to a greenbelt instead of a road, that the “fourth bedroom” is a converted garage, the condition of the roof, or that the two closest comparable sales were both estate sales priced to move. In Denton County, where a single ZIP code can hold both 1980s tract homes and new construction on acreage, those gaps get wide fast.
They also cannot see the thing that matters most to you right now, which is what buyers did when your house was actually in front of them.
What you get instead
- A price range, not a single number — with the specific closed sales behind it, and why each one is or is not a fair comparison to your house.
- What is actively competing with you — the houses a buyer would see alongside yours right now, and where yours sits in that lineup on price, condition, and presentation.
- A read on your last listing, if you had one — where the original price sat against what was closing at the time, and whether the price was actually the problem. Often it was not.
- What would move the number — the handful of things that would realistically change your range, and roughly what each costs.
It takes Meredith a day or two, because she is pulling and reading the comparable sales rather than generating a report. There is no charge and no obligation to list.
Sellers sometimes avoid getting a real valuation because they are bracing for a number lower than they want. Sometimes it is. But roughly as often the finding is that the price was defensible and something else — the photos, the condition, the timing, the effort — was the problem. You cannot fix the right thing until you know which one it was.
What Meredith needs from you
The address is genuinely most of it. Beyond that, anything you can tell her about what has been done to the house — the roof, the HVAC, the kitchen, any additions, and roughly when. If the house has been listed before, the old listing or even just the dates and the agent’s name lets her pull the rest.
If you would rather talk it through than type it, call 806-781-7464. That works just as well and is usually faster.
Then what
Then nothing, unless you want something. Plenty of these end with a seller deciding to wait a season, or to do one repair first, or that they are staying put. That is a fine outcome and there is no follow-up campaign attached to it.
If you do want to move forward, the valuation rolls straight into the relaunch plan — the number is already built, so the conversation is about strategy and timing rather than starting from a blank page.
For context on what the sale itself will cost you, the full breakdown of what selling a house in Texas actually costs lays out every line item, and how long homes are taking to sell here covers the timing side.