My House Value: Why Three Different Numbers Can All Be Right
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 house value is not one number. Florida gives you at least three: an assessed value, a just value, and a market estimate, and they can legitimately disagree. Cash Flow Deals is one option Florida sellers use to skip the confusion and get one written number instead.
| [Cash Flow Deals](/) | Traditional Listing | |
|---|---|---|
| Timeline | 7-21 days, seller picks the closing date | 30-90+ days, dependent on buyer financing |
| Repairs | None required; net price locked before repairs are scoped | Often required to satisfy inspection or appraisal conditions |
| Fees/Costs | No agent commission; flat fee built into the net price | 5-6% agent commission deducted from proceeds at closing |
| Value Source | One written number tied to your actual house | Up to three different figures (assessed, just, and market estimate) that rarely match |
The Three Numbers Sitting on Your Own Property Record
So which of those three numbers is your real house value? All of them, and none of them, depending on what you're using it for.
Your county property appraiser's site lists an assessed value (the capped figure used for your tax bill) and, separately, a just value (the county's estimate of full market value before any cap is applied). A third number, a market estimate from an online tool, comes from comparable sales and home facts like square footage and condition, not from the county roll at all. Guidance from one of the top-ranking home-value articles recommends running at least two of these online estimators and checking them against three to six comparable sales from the past three to six months, flagging anything that spreads 10% or more as likely missing a condition issue the models can't see.
Three numbers, three different jobs. None of them is what a buyer would actually pay for your specific house today.
Why Your Assessed Value Is the One Most Likely to Mislead You
Florida Statute 193.155 caps a homesteaded owner's annual assessed-value increase at the lower of 3% or the change in the Consumer Price Index. A change of ownership resets that assessed value to full just value for the next owner.
If you've held your homestead exemption for several years, your assessed value is very likely the lowest of the three numbers on your property record, by design, not by coincidence. It's the one number on the page you should never mistake for what your house would sell for today.
Your just value and a market estimate are both closer to reality than your assessed value. Even those two won't match a written offer, because neither one has looked inside your actual house.
Getting One Number Instead of Three
You don't need to reconcile three different numbers before you can act. One inspection and one written figure, tied to your actual house, replaces all three.
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.
Cash Flow Deals' Offer Process:
1. Request a no-obligation review from Cash Flow Deals and get a written net-price offer back within 24 hours.
2. Review and sign the purchase agreement. Your net price is locked at this point, tied to your house, not your tax roll.
3. Choose your closing date. Cash Flow Deals can close in as little as 10 business days, 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.
Your assessed value, your just value, and an online estimate can all sit on the same page and still not agree. A written offer is the one number that's actually about your house.
Common questions
Why do I see different values for my Florida house on different sites?
Because "house value" is at least three separate numbers: your county's assessed value (capped for tax purposes), your county's just value (an uncapped market estimate), and any online tool's market estimate based on comparable sales. None of them is guaranteed to match what a buyer would pay.
What's the difference between assessed value and just value in Florida?
Assessed value is the figure used to calculate your property tax bill, capped annually at the lower of 3% or the Consumer Price Index change under Florida Statute 193.155. Just value is the county's estimate of full market value before that cap is applied.
Is my county's assessed value what my house would actually sell for?
Usually not, especially after several years of ownership. Because Florida's assessment cap holds that number down while you keep your homestead exemption, your assessed value is typically the lowest of the three figures on your property record.
How do I get one real number for my house?
By requesting a written offer instead of comparing county figures against an online estimate. Cash Flow Deals provides a net-price offer, typically within 24 hours of a review request, before any repair scope is discussed.
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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.