What is your home actually worth?
Online estimators work off averages and stale data. A real evaluation looks at what comparable properties in your pocket have actually closed at in the last 90 days, adjusted for your property's condition, lot, exposure, and finishes.
- Based on closed comparable sales, not listing prices or automated models
- Adjusted for condition, renovations, lot, exposure, and parking
- Includes current days on market and months of inventory for your segment
- A price range with reasoning, not a single flattering number
- No obligation and no pressure to list
- Delivered in writing, usually within 48 hours
How it works
- 1
Send the details
Address, property type, and anything that makes it different — a renovation, a premium lot, a finished basement, a rented water heater. The form below is enough to start.
- 2
I pull the comparables
Every closed sale in your immediate area over the last 90 days for your property type, plus active competition you would be listed against.
- 3
Adjust for your property
Comparables are never identical. I adjust for square footage, condition, parking, lot size, and exposure so the range reflects your property rather than the block average.
- 4
Walk through it together
In person or on a call. You see the comparables and the reasoning, and can push back on any adjustment you disagree with.
Frequently asked questions
Is this really free?
Yes, and there is no obligation to list. A meaningful share of the evaluations I do are for people refinancing, settling an estate, or simply deciding whether to renovate instead of move.
How accurate is an online estimate?
Automated valuations work from public data and regional averages. They cannot see that your kitchen was redone last year, that you back onto a rail corridor, or that the identical model two doors down sold at a premium for its lot. In the GTA they are routinely off by six figures.
Do you need to come inside?
For a useful number, yes — condition drives a large part of the range. I can give you a preliminary range from the address and photos, then refine it after a walkthrough.
Will you pressure me to list?
No. You get the number and the reasoning. If and when you decide to sell is entirely your call.