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Let’s just say it: Zestimates are garbage, or at best, educated guesses made by an algorithm that’s never been inside your home. They’re like looking up your symptoms on WebMD and deciding you’ve got 48 hours to live. Entertaining? Maybe. Accurate? Not so much. You’ve probably looked up your home on Zillow at some point and either felt rich as hell or wildly insulted. Either way, you need to know one thing: your Zestimate is a joke.
Online valuation tools like Zillow’s Zestimate, Redfin, whatever your poison—are just that: tools. And like any tool, they’re only as good as the data being fed into them. These sites take sold data from homes of similar size nearby and plug it into a generic algorithm. That’s it. No context. No nuance. Just math. What they don’t know is what’s behind your front door. They’ve never seen your new kitchen, your vintage 1970s shag carpet, or that one DIY project that didn’t go quite as planned (but hey, it builds character).
If you’re curious about your home’s ballpark value, sure, go ahead and peek at it. I even offer one on my website HERE. But if you’re actually thinking about selling or refinancing? Please, I beg you: talk to a real human being who knows what the hell they’re doing.
I’ve seen Zestimates swing wildly off by as much as 16% or more in either direction. For a $600,000 home, that’s a nearly $100,000 difference. Would you trust a stock tip or a lottery ticket with those odds? Then why trust your biggest investment to a robot?
What Actually Impacts Home Value (According to Reality, Not Robots)
Let’s talk about what adds real, actual Real Estate professional and appraiser-recognized value to your home.
🏡 Major Value-Add Improvements:
These are upgrades that can lead to a higher value when done right.
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Kitchen Remodels
Arguably the biggest bang for your buck. Updated cabinets, counters, appliances, and layout changes can push your value up significantly, especially in older homes. -
Bathroom Renovations
A modern, clean bathroom goes a long way. Think tile upgrades, new vanities, better lighting, and efficient fixtures. You might also be surprised to know that wallpaper is coming back in a big way! But not your grandma’s wallpaper, I’m talking about newer stuff with fun colors and designs. It can really define a space and the half bath off the hall could use a refresh. -
Finished Basements or Attics
Added livable square footage increases your value for sure, especially if it’s permitted and functional. If that converted garage that you and your cousin finished over the summer didn’t come with a permit, prepare for that to come up on inspection. Better to have it taken care of now and permitted before you plan on selling. -
New Roof or Major Systems
Replacing your roof, HVAC, or plumbing/electrical systems can help increase your home’s value but the biggest bonus is removing potential buyer objections. This saves more money when in escrow than it adds money to your sales price. -
Permitted Additions (ADUs, extra rooms, etc.)
Adding a bedroom, sunroom, or accessory dwelling unit, done to code and with permits (sorry cousin Eddie) can significantly increase value.
What Improves Marketability (But Might Not Move the Appraiser’s Needle)
These improvements don’t always show up in the valuation formula, but they absolutely help your home sell faster, often with more buyer competition (which can lead to a higher sale price).
🛠️ Cosmetic and Maintenance Boosters:
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Fresh Paint
Neutral, clean walls make a home feel move-in ready. Emotional impact? Huge. Appraised value impact? Minimal. -
New Carpet or Flooring
Buyers love the look and feel of new flooring, but appraisers still see square footage over style. -
Updated Fixtures & Hardware
Swapping out old light fixtures, doorknobs, or cabinet pulls can modernize your space quickly. It’s low-cost and highly effective for buyer appeal. -
Landscaping & Curb Appeal
First impressions matter. A tidy yard, fresh mulch, and trimmed hedges can be the difference between a drive-by and a showing. But again—this is buyer psychology, not a value multiplier. -
New Electric Panel or Plumbing Upgrades
These are important for safety and longevity. They reassure buyers and home inspectors, but typically won’t result in a dollar-for-dollar value bump.
The Bottom Line: Value vs. Marketability
Here’s the deal: Appraisers assign value. Buyers assign emotion.
A home that looks amazing, smells fresh, and feels move-in ready might not technically appraise for more but it will absolutely get more attention. More interest means more showings, more offers, and potentially a higher sales price if you’ve got buyers competing.
Now, let’s talk about those “invisible” upgrades. Things like a new sewer line, updated electrical, or energy-efficient windows. These don’t usually add much (if anything) to your appraised value. Appraisers aren’t giving you bonus points just because the water heater is new or your crawlspace is bone-dry.
But buyers? They notice.
These kinds of updates offer peace of mind. They reduce red flags. They tell the buyer, “Hey, you’re not going to have to deal with this mess after you move in.” That confidence can mean stronger offers and fewer negotiations, or they can even tip the scales in a multiple-offer situation. Buyers might be willing to spend more in a multiple offer scenario if they feel like the house isn’t going to fall apart in six months.
So yes—marketability can lead to a higher sale price, but not because of what it adds to your home’s value on paper. It’s what it does to the perception of your home’s value in a buyer’s mind. And that?? That’s where the money comes from.
Need the Real Numbers? I’ve Got You.
Want to know what your home is actually worth? Not an estimate from a website, but a real, locally informed, human-reviewed evaluation?
I’ll walk your home, factor in upgrades, consider your neighborhood, and give you the kind of insight Zillow can’t match (because, well… I’ll have actually been inside your house).
Let’s get you the truth, not just the Zestimate.
