How Much Is My Home Really Worth in This Market?
You’ve checked Zillow.
Asked your neighbor what they got.
Heard three different opinions from your sister, your coworker, and the guy at the gym.
So… what’s the truth?
Let’s break it down.
1. Zillow Isn’t Local. And It Knows It.
Zestimates are automated guesses based on data that’s often outdated or just wrong.
They can’t see inside your home.
They don’t know if the house next door sold in a bidding war or a divorce fire sale.
And they definitely don’t adjust for Charleston’s weird little pocket neighborhoods where two streets apart = a $100K difference.
Zillow is a great place to track trends over time.
It’s not great at predicting what your specific house would sell for today.
2. Your Neighbor’s Sale Price Isn’t the Whole Story
Yes, their house sold for $785,000. But did you know:
They finished their attic as a bonus room last year.
They offered a $20K credit for the buyer to renovate the kitchen.
They paid the buyer’s closing costs to get the deal done.
Sales prices don’t always equal market value.
They reflect the total package of updates, incentives, timing, and negotiation.
3. Your Home’s Value Changes Month to Month
The market isn’t static.
Interest rates shift. Inventory grows or shrinks. Demand heats up. Or cools off.
A price that was spot-on in March might miss the mark entirely in July.
That’s why I recommend timing your valuation to your timeline.
Thinking about selling in 6 months? Great. Let’s check now and again in 4 months to make sure you’re not leaving money on the table—or overpricing and sitting stale.
4. Online Estimators Don’t Know Your Upgrades
You added hurricane-rated windows.
New roof in 2022.
Your HVAC is still under warranty.
None of that shows up in a quick database pull, but it absolutely affects value to real buyers.
The same goes for:
A well-maintained yard
A freshly painted interior
Energy efficiency upgrades
High-demand school zones
Details matter. Humans notice. Algorithms don’t.
5. The Best Valuation Combines Data + Experience
When I run a CMA (Comparative Market Analysis), I don’t just look at sold prices.
I compare:
Homes that recently sold (what buyers actually paid)
Homes under contract (what’s currently working)
Active listings (your real-time competition)
Then I factor in your home’s specifics: condition, location, updates, quirks, and current buyer behavior.
It’s more art than algorithm. But it gets results.
Want a Real Answer?
If you're thinking about selling—or just curious what your home is worth in today’s Charleston market—I’ll run the numbers for you, no strings attached.