What Is Your Middle Tennessee Home Worth?

What you get, and what you don't

You get a number I'd stand behind at a listing appointment, not an algorithm's guess. I pull the sold comps myself from the MLS, starting with your own subdivision, and I send you the number, the range around it, and the comps I used so you can see where it comes from. It's free, there's no obligation, and nothing about your house goes on the market. If you'd rather talk it through, call or text 615-392-1186. Want to see what that number means for you first? The home equity calculator turns a value and your balances into equity, loan-to-value and what you'd walk away with.

Why the online estimate is wrong more often here than most places

Automated estimates work from public records and nearby sales. In Middle Tennessee that breaks in three specific ways.

The county line

Spring Hill sits in two counties, and ZIP code 37174 spans both. The Williamson County side and the Maury County side sell at different prices per square foot, carry different tax bills and feed different school districts. An estimate that pulls comps from the wrong side of the line hands you the wrong number. The same trap exists wherever a ZIP crosses a county or town line: Thompson's Station and Spring Hill, Franklin and Brentwood, Nolensville and College Grove.

New construction next door

Builders in Williamson and Maury are competing with closing-cost credits and rate buydowns, and those incentives never show up in a recorded sale price. If your neighborhood is still being built, the "sold" prices around you overstate what a resale buyer will pay unless you account for what the builder is throwing in. I keep a running list of those incentives, so I know what you're really up against.

Thin data

In a subdivision with two sales this year, an algorithm has nothing to anchor to, so it borrows from a mile away. One sale inside your own subdivision tells me more than a dozen across the ZIP, and I'll tell you when the data is thin instead of pretending it isn't.

What happens after you submit

1. I pull the comps, same subdivision first, then the wider set to find the ceiling and the floor.
2. I reach out with a few questions the county records don't answer: an updated kitchen or baths, finished square footage the records don't show, outbuildings, a pool, a new roof. Those move the number, and an algorithm never sees them.
3. Then you get the number, the range and the comps, by email or text, whichever you put on the form.
4. If you want it, we do a 20-minute call on which way to sell nets you the most. That's it. No listing paperwork, no follow-up campaign.

Three ways to sell, and the number changes with each

Once you have a price in mind, run it through my Tennessee home sale calculator to see what you'd actually net after the payoff, commission and closing costs.

• List it. Full market exposure, the highest price in most cases, 30 to 60 days to close once it's under contract. My Franklin seller guide and Spring Hill seller guide walk through it.
• Take a cash offer. Lower price, no showings, no repairs, you pick the closing date. I run cash offers through more than one buyer so the number is real.
• Sell creatively. Owner financing or letting a buyer assume your low-rate loan, which can get you a higher price from a buyer who couldn't qualify at today's rates. See creative options and the assumable mortgage guide.
• If you owe more than it's worth, that's a different conversation and I've closed those too. Start with the short sale guide.

Where I price homes

Franklin, Thompson's Station, Spring Hill, College Grove, Columbia, Nolensville, Brentwood and the rest of Williamson, Maury and Davidson counties. Each town has its own guide: Franklin, Thompson's Station, Spring Hill, College Grove, Columbia.

Common questions about what your home is worth

Is this really free?

Yes. The valuation and the call cost nothing, and you're not signing anything.

Will you try to list my house?

Only if you ask. I'll tell you which route nets you the most, and if that's "wait a year," I'll say so.

How accurate is it?

As accurate as the comps allow, and I'll tell you how tight the range is. In a subdivision with recent sales it's tight. In one with two sales a year, I'll give you a range and explain why.

Do you need to see the house?

Not for the first number. If you're thinking seriously about selling, a 20-minute walk-through lets me adjust for condition and updates, which an algorithm can't do at all.

How is this different from a Zestimate?

A Zestimate is a model. This is a Realtor pulling the actual sold comps from the MLS, starting in your subdivision, and reading them against the county line, the builders next door and the condition of your house.

What will you ask me?

The things the county records don't show: an updated kitchen or baths, a finished basement or bonus room the square footage doesn't include, outbuildings, a pool, a new roof. Those change the number, so I ask before I send it.

What if I owe more than it's worth?

Tell me on the form or the call. A short sale is one of the routes I've closed, and the short sale guide explains how it works.

Do you price homes outside Williamson and Maury?

Davidson, Rutherford and the rest of Middle Tennessee, yes. Farther out, I'll tell you if I'm the wrong person.

Ready?

Enter your address at the top of this page, or call or text 615-392-1186 and tell me the address. I'll take it from there.