How Much Is My Home Worth? The Three Numbers That Actually Answer That
Published by Cash Flow Deals · Last updated 2026-08-18 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®), affiliated with Silver Door Realty, LLC (License #CQ1064903)
Your home has three different 'worth' numbers right now, not one: an online estimate, your county's assessed value, and what a real buyer will actually pay. Confuse the wrong two and you can misjudge your equity by tens of thousands of dollars. Cash Flow Deals can give you the third number in writing.
| [Cash Flow Deals](/) | Traditional Listing | |
|---|---|---|
| Timeline | 7-21 days, you pick the closing date | 30-90+ days, tied to a buyer's financing |
| Repairs | None required before closing; net price locked before repairs are scoped | Often required after a buyer's inspection |
| Fees/Costs | Flat fee built into the net price; no percentage commission | 5-6% agent commission plus 1-3% closing costs deducted at closing |
| Certainty | One written number instead of three competing estimates | Three separate numbers: online estimate, assessed value, and eventual offer |
Three Numbers, Three Different Jobs
So which of those three numbers is the real one? None of them alone. The first is an automated online estimate, built from public sales records, typically landing within a defensible range only when two different tools agree within about 5% of each other. The second is your county Property Appraiser's assessed value, the number your tax bill is based on, capped by state law separately from the market. The third is what a real buyer, or Cash Flow Deals, will actually put in writing.
A licensed appraiser can settle the second-guessing for $300 to $500 or more, averaging roughly $314 to $423 depending on your market. That is the most accurate of the three, and also the slowest, and the only one you pay for out of pocket.
Three numbers: an automated estimate, your assessed value, and a real written offer. Only the third one is what you will actually collect at closing.
Why Your County's Number Isn't the Market Number
Florida Statute 193.155 sets a real limit most homeowners never look up: the Save Our Homes cap holds your homestead property's assessed-value increase to the lower of 3% a year or the change in the Consumer Price Index. That cap protects your tax bill. It has no relationship to what your house would sell for today.
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty - not a traditional listing, and not a brokerage itself.
Think of the Save Our Homes cap like a thermostat set years ago: it keeps your assessed value moving slowly no matter how fast the actual market outside has climbed. On a home you've owned a long time, that gap between assessed and market value can be significant.
Get the One Number That Actually Matters
You don't need all three numbers to make a decision. You need the one you can actually collect.
Cash Flow Deals Offer Process:
1. Cash Flow Deals reviews your house and returns a net-price offer in writing, typically within 24 to 48 hours.
2. Its licensed FL brokerage partner, Silver Door Realty, walks you through how that number compares to your county's assessed value and recent comparable sales.
3. You pick the closing date - as soon as 10 business days out, or later if you need more time.
The one exception: if something structural surfaces that was not visible or disclosed before we signed - foundation issues, hidden moisture, old wiring, cast-iron drain failure - we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.
Check your online estimate and your county's assessed value first if it helps. Just know only a written offer is the number you can actually bank.
Common questions
How much is my home really worth?
Somewhere between three different numbers: an automated online estimate, your county's assessed value, and what a real buyer will put in writing. Only the written offer is the number you actually collect at closing.
Why is my county's assessed value lower than what my house could sell for?
Florida's Save Our Homes cap (Florida Statute 193.155) limits your homestead property's assessed-value increase to the lower of 3% a year or the Consumer Price Index change. It protects your tax bill, not your sale price.
Can I skip the appraisal and get a real number faster?
Yes. Cash Flow Deals can return a written net-price offer, typically within 24 to 48 hours, instead of the $300 to $500 or more a licensed appraisal usually costs.
Keep reading
What this means for your options
A value estimate is a starting point, not a guaranteed number. Our process tests your home against the real market -- real buyers, real comps -- before you commit to a price.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. Usually within one business day.
See your selling options before you decide anything.