Priced right.
Half the sale, and the biggest call we make together
Anybody can pull a Zestimate. I go street by street.
It starts at your kitchen table. Price it right and the market rewards us fast.
- Closedsales near you, usually the last 90 days, further back when the neighborhood calls for it.
- Right nowthe homes buyers are weighing against yours.
- Buyer eyeson your finishes, lot and layout.
My CMA, client details hidden
A lot of agents send one page. Mine is 20+ pages.
Real research I put together myself, appraisal-style: hand-picked sales, adjusted line by line.
I price your home like it's mine.
- The sales I picked. Four close-by sales, with seller credits taken out.
- How they compare. Each one, inside and out, against your home.
- The math. Every difference adjusted, line by line.
- Where I'd price it. The sales I weigh most, then my recommendation.
A CMA is not an appraisal.
An illustration: the one-click, one-page auto-report a lot of agents send, beside my seller CMA of 20+ pages, researched appraisal-style, with every number, address and name hidden. Four of the pages that matter turn in order: the sales I picked, how they compare, the math, and what I weigh most, then my recommendation.
Pricing strategy
I'll walk you through it.
It starts with your home's value, from my CMA.
Pricing psychology
Price decides who shows up.
Price it at value, or a hair under, and the most buyers see it and show up early. Price above it, and fewer buyers ever see it.
Where your price lands
Buyers shop in bands.
Search sites filter by max price, often in $25,000 steps. Land a hair under one and a whole band finds you.
$449,900Inside “Up to $450K” and every search above it
Your price
We'll pick it together.
With the numbers in front of us.
Illustrative. Buyer response varies, and filter steps vary by site.
An illustration in four parts. First, your home on the line of its value, from my CMA. Second, a pyramid of buyers: widest at value, where the most buyers see a home, and narrower a little over, well over and way over value, where fewer buyers ever see it. Third, four search bands, up to $425K, $450K, $475K and $500K: a home at $455,000 misses everyone searching up to $450K, and at $449,900 it shows up in that band and every band above it. Last, we pick your price together, with the numbers in front of us.
Try your price
Search bands
- $449,900
- In “Up to $450K”
- $455,000
- Out of it
Filter steps vary by site.
Go deeper: why a website can only guess
Texas is a non-disclosure state.
Sale prices aren't public record here. I review comparable sales through my MLS access and check how well those homes actually compare to yours.
Non-disclosure: Texas Government Code §552.149, checked October 5, 2026. General information, not legal or tax advice. Zestimate® is a registered trademark of Zillow, Inc., mentioned here for comparison and commentary only.
