What Is My Home Worth? The Comp Formula Behind the Number

The Three Filters Behind Every Real Comp

So what actually separates a real comparable sale from a random one nearby? Three filters, applied together, not separately. Distance: search inside a one-mile radius, tighter in dense urban areas, wider in rural ones. Time: look back 3 to 6 months, not further - older sales do not reflect today's market. Size: match properties within 15% of your own square footage, plus or minus.

Drop any one filter and the comp stops being comparable. A sale from 14 months ago three miles away with double the square footage tells you almost nothing about your house today.

Three filters, applied together: one-mile radius, 3-to-6-month window, 15% square footage match. That is a real comp. Anything looser is a guess wearing a spreadsheet.

Florida's Assessment Cap Skews the Number You Might Trust by Default

One shortcut you might reach for instead of running real comps is your county tax bill. That number is not built to track market value in Florida. Florida Statute 193.155(1) caps a homesteaded property's annual assessed-value increase at whichever is lower - 3% of last year's assessed value, or that year's CPI change. If you bought your home a decade ago, its assessed value can be thousands below what a buyer would actually pay today, purely because of that cap.

With Cash Flow Deals, you choose between the Fast Cash Offer, where we buy your house as-is and close, and the Premium Cash Offer, where a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you. On Premium, your home may be listed through Silver Door Realty, a licensed Florida brokerage, with a licensed agent and scheduled showings.

We cover repair costs, and we figure out a way, so nothing comes out of your pocket. With Premium, only what the buyer's lender requires gets fixed, with repair costs covered and settled from the sale proceeds out of our share. With Fast Cash, we buy as-is, with no repairs for you to make. For either offer, the number is agreed before any work starts, and it changes only if you agree. 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.

If the Premium buyer's loan falls through, that is our problem, not yours, and you can still take the Fast Cash Offer at its own number. You choose between the Fast Cash Offer and the Premium Cash Offer.

Think of the assessed value like a photo taken years ago and touched up 3% at a time since. Your home has changed more than that photo has.

Get the Number Without Running the Comps Yourself

You should not have to pull sales records inside a one-mile radius just to find out what your home is worth this month.

Cash Flow Deals Offer Process:

1. Cash Flow Deals reviews your home and returns a written net-price offer, typically within 24 to 48 hours.

2. Its licensed FL brokerage partner, Silver Door Realty, shows you exactly which comparable sales and which condition factors were used.

3. You close in 45 days or less, on a date you help pick.

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.

Pull your own comps first if you want to sanity-check a range. Kitchen and bathroom remodels recoup 73.7% of their cost on average, worth knowing before you decide whether to renovate before selling.