My Home Value: The Two Different Numbers Florida Gives You
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 value shows up as two different numbers in Florida, and they are not the same thing. Cash Flow Deals can give you a third, exact one in writing. An online estimator or agent's market analysis shows what your house would likely sell for today. Your county property appraiser's site shows your assessed value instead - and under Florida's Save Our Homes cap, that number can sit well below market value after years on a homestead exemption.
| [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 separate appraisal cost required | 5-6% commission plus a $300-$600 appraisal if the buyer's lender requires one |
| Certainty | One written number, based on your home's actual condition | Estimate range only, until a buyer's offer and inspection are both in |
Six Ways to Check What Your Home Is Actually Worth
So which number is 'my home value' - the one an app shows, or the one on your tax bill? Neither alone. Six real methods exist: a free online estimator (instant, algorithm-based), a comparative market analysis from an agent (based on recent comparable sales), a professional appraiser ($300 to $600, in-person), researching comparable sales yourself, your county assessor's records, and a written offer from an actual buyer. Online estimators carry real error margins on off-market homes - one major estimator runs about 7.49% median error, another about 6.58% - meaning a $400,000 home could be off by close to $30,000 in either direction.
Six methods, six different starting points. None of them alone is 'your' number until you compare a few and see where they cluster.
Florida's Capped Number Isn't Your Market Value
The number sitting on your county property appraiser's site is not what your house would sell for - it is your assessed value, and Florida law caps how fast that number can move. Under Florida Statute 193.155, a homesteaded property's assessed value can rise no more than 3% a year, or the change in the Consumer Price Index if that's lower - the 'Save Our Homes' cap. If you have held a homestead exemption on your Florida house for a decade or more, your assessed value can sit tens of thousands of dollars below what your house would actually sell for today, because the cap froze the tax number while the market kept moving.
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 your assessed value like an odometer that stopped rolling years ago: it still shows a real number, just not the one that matches where your house actually is today.
Skip the Six-Method Guesswork, Get One Exact Number
You don't need six different sources to know what you would actually walk away with.
Cash Flow Deals Offer Process:
1. Cash Flow Deals reviews your house directly and puts a net-price offer in writing, typically within 24 to 48 hours.
2. Its licensed FL brokerage partner, Silver Door Realty, walks you through exactly how your home's condition and recent comps were weighed into that number.
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 assessed value and an online estimate first if it helps you get oriented. Just know neither one is the number you'll actually close on.
Common questions
Why does my home value online not match my property tax bill?
They measure two different things. An online estimator or agent's market analysis shows what your house would likely sell for today. Your county's assessed value, capped under Florida Statute 193.155's 'Save Our Homes' rule at 3% annual growth, tracks your tax bill instead - and can sit well below market value on a long-held homestead.
What is Florida's Save Our Homes cap?
Under Florida Statute 193.155, it limits how much a homesteaded property's assessed value can rise each year to 3%, or the Consumer Price Index change if that's lower. It applies to your tax-assessed value, not your home's actual market value.
How do I get an exact number instead of guessing between estimates?
Cash Flow Deals can put a net-price offer in writing after reviewing your house directly, typically within 24 to 48 hours - a number based on your home's actual condition, not an algorithm or a capped tax record.
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.