What Is My Home Worth? The Comp Formula Behind the Number
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's worth is set by three real inputs: comparable sales inside a one-mile radius, sold in the last 3 to 6 months, within 15% of your own square footage. Skip any one of the three and the number moves. Cash Flow Deals is one option that gives you a written number without you running that search yourself.
| [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 | Net price locked before comps or condition are renegotiated | Number can move after a buyer's own comp pull or inspection |
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 sellers reach for instead of running real comps: their 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. A home bought a decade ago can carry an assessed value thousands below what a buyer would actually pay today, purely because of that cap.
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 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 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.
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.
Common questions
What counts as a real comparable sale?
A sale inside a one-mile radius, closed in the last 3 to 6 months, within 15% of your home's square footage. Drop any one of those three filters and the comparison stops being reliable.
Should I trust my county's assessed value as my home's worth?
Not 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 value or that year's CPI change. Long-owned homes often carry an assessed value well below market value because of that cap.
Is a renovation worth doing before I sell?
Kitchen and bathroom remodels recoup roughly 73.7% of their cost on average. Cash Flow Deals can also return a written net-price offer before repairs are scoped, typically within 24 to 48 hours, if you would rather skip the renovation decision entirely.
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.