What's my home worth? A real answer for DFW homeowners
Online estimates can miss by tens of thousands of dollars in Texas. Learn what actually drives your price, then get a free comparative market analysis from Thomson.
Why online estimates miss in Texas
Texas is a non-disclosure state. Buyers and sellers are not required to report sale prices to the government, so automated estimates and even appraisal districts often work from incomplete data. Closed prices are recorded in the MLS, which agents use to price homes.
That is why two homes on the same street can show very different online values, and why your best number comes from a local agent looking at actual sales.
Your appraisal district value is not your sale price
Your county appraisal district sets a value each January for property taxes. With a homestead, that taxable value can only rise 10% a year, so in a fast market it may sit well below what buyers would pay, and in a slow market it can sit above. Look up yours:
- Collin Central Appraisal DistrictWylie, Murphy, Anna, Princeton, Frisco (Collin side), Sachse (Collin side)
- Dallas Central Appraisal DistrictGarland, Sachse (Dallas side), Rowlett (Dallas side)
- Denton Central Appraisal DistrictThe Colony, Frisco (Denton side)
- Rockwall Central Appraisal DistrictRockwall, Rowlett (Rockwall side)
- Kaufman Central Appraisal DistrictForney
What actually sets your home's price
1. Recent nearby sales
The strongest evidence is homes in your own subdivision, similar in size and age, that closed in the last three to six months. Pending sales show where the market is heading.
2. Your competition today
Buyers compare your home with what's active right now, including new construction nearby. In cities like Forney, Princeton and Anna, builder incentives can set the ceiling for resale prices.
3. Location and schools
The school district and campus, backing to a busy road or a greenbelt, lot size and orientation all move value, sometimes more than square footage.
4. Size and layout
Livable square footage, bedroom count, a downstairs primary suite or guest suite, a study, and a three-car garage are the features DFW buyers filter for.
5. Condition and big-ticket systems
Roof age, HVAC age, water heater, foundation history and any open repairs. Buyers' inspectors will find them, so knowing up front protects your price.
6. Updates that pay back
Paint, lighting, flooring and kitchen surfaces usually help most. A pool adds appeal for some buyers and costs for others. Thomson will tell you which projects are worth doing before you list.
Get your free home value analysis
Thomson will prepare a comparative market analysis with:
- Closed sales near you, adjusted for differences
- Active and pending competition, including new builds
- A recommended price range and how fast homes are selling
- The two or three preparation steps with the best return
- An estimate of your net proceeds after typical costs
Free and with no obligation to sell. Your information is only used to prepare your analysis.
How Thomson sells homes
Pricing from actual closed sales and today's competition. Preparation advice on repairs, staging and curb appeal that pays back. Marketing with professional photography, MLS exposure and social media. Negotiation on every offer and inspection request, through to closing.
Client homes sold in Murphy, Sachse, Plano and across DFW. Read reviews →
Questions
Why is my Zillow estimate different from what an agent says?
Texas is a non-disclosure state: sale prices are not required to be reported to the government, so online estimates often work from incomplete data. An agent's analysis uses actual closed sales from the MLS.
Is my appraisal district value my market value?
Not necessarily. The appraisal district value is set for taxes, uses January 1 as its date, and is limited by the 10% homestead cap. It can be well above or below what a buyer would pay today.
How long does a home value analysis take?
Send the form and Thomson will usually follow up within a day to confirm details. Many sellers also want a walkthrough, which makes the estimate more precise.
Does asking for a value commit me to selling?
No. The analysis is free, and many homeowners use it to plan a refinance, a remodel or a sale a year or two out.
Thinking about selling?
Call or text Thomson for a free, no-obligation home value analysis.