Online estimators are a starting point — not a selling price. Here's how they work, where they fail, and how to get the accurate number that actually matters when you're ready to sell.
Every major portal — Zillow, Redfin, Realtor.com — uses an Automated Valuation Model (AVM). These algorithms pull public tax records, recent nearby sales, and listing data to generate an estimate. They update automatically and require no human review.
Public tax records, MLS sold data, square footage from permits, lot size from county records, and proximity weighting to recent sales. Fast, automated, no site visit required.
Interior condition, renovation quality, pool and outdoor living complex, premium lot position, view, HOA financial health, school zone specifics, and the negotiating dynamics of the current local market.
In Central Florida luxury markets, AVMs routinely miss by $40,000–$100,000+. A home in Heathrow with a $1.2M AVM estimate may list and sell at $1.4M based on factors the algorithm simply cannot measure.
Ray and Kelly Nadeau prepare Comparative Market Analyses that incorporate everything an AVM misses — they evaluate your updates, assess active competition in your area, and deliver a written report with a defensible list price range.
In a market where a 3% pricing error on a $500,000 home costs you $15,000, the difference between an AVM and a professional CMA is material. And the CMA is free — no obligation to list.
Get My Free Home Estimate →Instant · Free · 6–20% error rate · No site visit · Based on public records · Lags market by 30–90 days
Best for: rough ballpark only
5–10 business days · $400–$600 · Required by lenders · Licensed appraiser · Legal standing
Best for: mortgage purposes
24–48 hours · Free · 1–3% error range · Agent-prepared · Includes current market dynamics · No obligation
Best for: list price, equity planning, sale decisions
Ray & Kelly's CMA goes where algorithms can't. Licensed Florida Broker BK3344407. 24–48 hour turnaround. No obligation. (407) 544-4704
Ray & Kelly's CMA goes where algorithms can't. Request yours today — no obligation.
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