The most reliable way to find your home's value is a professional appraisal, but you can get a rough estimate yourself using public records and online tools

Your home's value depends on what a buyer would actually pay for it right now, not what you paid for it or what you think it should be worth. The fastest free method is to check your county assessor's website for the assessed value used for property taxes — this is public information and usually searchable by address. That number is often lower than market value, but it gives you a floor. For a more realistic estimate, you can look at comparable homes (called "comps") that sold recently in your neighborhood on Zillow, Redfin, or your local MLS listing service. The catch is that online estimates vary widely and can be off by tens of thousands of dollars, especially if your home is unusual or your neighborhood is changing fast.

If you need an accurate number — for a refinance, a home equity loan, insurance, or a sale — you need a professional appraisal. An appraiser physically inspects your home, measures it, checks its condition, and compares it to recent sales nearby. An appraisal costs between $300 and $700 depending on your home's size and location, and takes about a week to complete. If you are refinancing through a bank, the lender will order the appraisal and you pay for it. If you are just curious about your home's value, you can hire an appraiser directly through your local appraisal board or ask a real estate agent for a referral.

Key Takeaways

  • Your county assessor's website shows the assessed value of your home for tax purposes, which is free and public but usually lower than what the home would sell for.
  • Online estimates from Zillow, Redfin, and similar sites are quick and free but can be off by a significant amount, especially for homes that are older, unusual, or in neighborhoods with few recent sales.
  • A professional appraisal costs $300 to $700 and is the most accurate method, but you only need one if you are refinancing, taking out a loan, or selling.
  • Comparable sales (homes similar to yours that sold recently nearby) are the best free starting point, and you can find them on your local MLS or real estate websites.

Using your county assessor's records

Every county in the United States maintains an assessor's office that records property values for tax purposes. You can search for your home's assessed value on your county assessor's website by typing in your address — no login required. The assessed value is what the county thinks your home is worth for property tax calculations, and it is usually updated every one to three years depending on your state.

The assessed value is almost always lower than the actual market value (what someone would pay to buy it), sometimes by 20 percent or more. That said, it is a real number based on actual data, not an algorithm, so it is a useful starting point. You will also see the lot size, square footage, number of bedrooms and bathrooms, and the year built — information that helps you understand what the assessor thinks they are valuing. If the information is wrong (your home has four bedrooms but the record says three), you can file a challenge with the assessor's office, though this takes time and does not directly change the market value.

Finding comparable sales in your area

The most reliable free estimate comes from looking at homes like yours that sold recently nearby. Real estate agents call these "comps," and they are the same method appraisers use. You are looking for homes that sold in the last three to six months, in the same neighborhood or very close by, with similar square footage, age, condition, and number of bedrooms and bathrooms.

You can find recent sales on Zillow, Redfin, Realtor.com, or your local Multiple Listing Service (MLS). If you have a real estate agent you know, they have direct access to the MLS and can pull comps for you in minutes. Look at the sale price, not the asking price — the asking price is what the seller hoped for, but the sale price is what actually happened. If you find three to five homes that are truly similar and sold within the last few months, the average of their sale prices is a reasonable estimate of what your home is worth. The wider the range between the highest and lowest, the less certain the estimate.

Understanding online home value estimates

Websites like Zillow (Zestimate), Redfin, and Realtor.com all publish estimated home values based on public records, recent sales, and their own algorithms. These estimates are free and updated frequently, which makes them tempting to rely on. The problem is that they are often wrong, sometimes by a lot. Zillow's own data shows that its Zestimate is within 5 percent of the actual sale price about half the time, and within 20 percent about 80 percent of the time — meaning one in five times it is off by more than 20 percent.

The estimates are least reliable for homes that are unusual (a historic house, a home on a large lot, a property with recent major renovations), homes in neighborhoods with few recent sales, or homes in areas where prices are changing fast. If your home is a standard three-bedroom suburban house in a stable neighborhood with lots of recent sales, the online estimate is probably in the ballpark. If your home is anything else, treat the online number as a rough starting point only, not as fact.

When you need a professional appraisal

A professional appraisal is required if you are refinancing a mortgage, taking out a home equity loan, or applying for a reverse mortgage. The lender orders it and you pay for it, usually $300 to $700 depending on your home's size and your location. The appraiser will visit your home, measure the rooms, check the condition of the roof, foundation, and major systems, take photos, and then compare your home to recent sales of similar properties. The appraisal takes about a week to complete and produces a written report that the lender uses to decide how much they will lend you.

If you are selling your home, you do not need an appraisal — the buyer's lender will order one as part of their mortgage process. If you are just curious about your home's value and not planning to borrow against it or sell it, an appraisal is optional. Some homeowners order one before listing their home for sale, to know what price to ask for, though a real estate agent's market analysis is often just as useful and is usually free.

What affects your home's value

Your home's value is determined by location, condition, size, age, and what similar homes have recently sold for. Location is the biggest factor — two identical homes in different neighborhoods can have very different values. Condition matters a lot: a home that needs a new roof or has outdated plumbing is worth less than an identical home in good repair. Square footage, number of bedrooms and bathrooms, and lot size all affect value. A home built in 1950 is usually worth less than a home built in 2010, all else equal, though older homes in desirable neighborhoods can be exceptions.

Recent renovations (kitchen, bathroom, roof, HVAC system) can raise your home's value, but not dollar-for-dollar — you typically recover 50 to 80 percent of what you spent, depending on the type of work and your market. Cosmetic updates like paint and landscaping have a higher return than structural work. The local real estate market also matters: if homes in your area are selling quickly and prices are rising, your home is worth more than it was a year ago. If the market is slow or prices are falling, the opposite is true.

Frequently Asked Questions

Is the Zillow estimate accurate?

Zillow's estimate is within 5 percent of the actual sale price about half the time, and within 20 percent about 80 percent of the time. It is a useful starting point but should not be treated as fact, especially for older homes, unusual properties, or homes in neighborhoods with few recent sales.

How often does my home's value change?

Your home's value changes constantly as the market moves and comparable homes sell. The county assessor updates the assessed value every one to three years depending on your state. Online estimates update more frequently, sometimes weekly, based on new sales data.

Can I challenge my county assessor's value?

Yes, you can file a formal challenge (called an appeal or protest) if you believe the assessed value is wrong. The process and deadline vary by state and county. You will need to show evidence that the assessment is incorrect, such as recent appraisals or comparable sales. Contact your county assessor's office for the specific steps in your area.

Do I need an appraisal to sell my home?

No, the buyer's lender will order an appraisal as part of their mortgage process. Before listing, you can get a market analysis from a real estate agent, which is usually free and helps you set the asking price.

What is the difference between assessed value and market value?

Assessed value is what your county thinks your home is worth for property tax purposes, and it is usually lower than market value. Market value is what a buyer would actually pay for your home right now, based on recent sales of similar homes in your area.