What your home is worth. Built from the sales around it.
The value is one number. What it means for you is the larger question.
Online estimates: a fair place to start
What your home is worth in metro Atlanta depends on what buyers would pay for it this month, and an algorithm can only guess at parts of that. Sites like Zillow and Redfin can give you a rough idea. They don't fully account for your condition and updates, your layout, or what is happening on your street. Two homes on the same street can land far apart for those reasons.
NRG Nguyen Realty Group builds the number from recent comparable sales, the homes you would compete with, and your home itself, walked in person. If you aren't sure a move makes sense, you can ask what your home is worth without deciding anything. The Next Chapter Strategy™ starts there for homeowners who are stuck or unsure.
You don't have to decide before we talk.
How we read the sales: the reason behind each price
Every sale on the public record is a price with its reason left off. Pricing a home means finding those reasons. We start with a question Fannie Mae's appraisal guideline asks too: would a buyer touring your home also have considered this one? A sale belongs in the set when the answer is yes.
- Nearby first. Sales from the same subdivision and neighborhood, searched under every spelling of its name, plus competing areas when those are the best matches.
- The last 12 months. The newest sale isn't always the best one. A sale that closed in October may have gone under contract in August, under different conditions.
- The listing history. A home that closed after two price changes tells you something different from a home that closed at the same number after one weekend. Listings that never sold show where buyers held back. We also search every earlier listing of your own home.
- Concessions. A sale price can include money the seller gave back, such as closing costs or a rate buydown.
- The kind of sale. A foreclosure, a sale between relatives or a sale on a deadline can carry reasons the record doesn't show.
Each sale we keep then gets adjusted toward your home, by what the market has paid for each difference. Price per square foot is useful for spotting a sale that looks out of place, and it treats every square foot as equal, so it never sets the number. When the adjustments are sound, scattered prices pull closer together, and they form a range.
Your home itself: what a walk-through adds
We walk your home before anything goes live: its condition, its updates, how the layout works. You know things a camera can't see, so we ask. Then we look at the homes for sale in your range, because a buyer will weigh yours against them that same week. Closed sales show what buyers paid. Pending sales show which homes they are choosing now. Active listings show what your buyer will tour the same weekend.
Market numbers like months of supply describe how many homes are for sale against how many have been selling. That can tell you who holds the advantage in a negotiation. It can't tell you what one home is worth.
We evaluate pricing strategies based on your goals. Each comes with what it asks of you and what it risks, and you choose with the numbers in front of you. A price well above the range leaves buyers and the appraiser without sales to support it. See how pricing fits the rest of the plan.
What you would keep: the second number worth knowing
Your value and your proceeds are different numbers. Proceeds are the sale price, minus each loan payoff, the costs of selling and any repairs or credits you agree to. A payoff runs higher than the balance on your statement, because it includes interest through the day the loan is paid off. Preparation gets paid ahead of the sale, out of savings.
What your next home or rental would cost, and what your current mortgage rate is worth to you, belong beside that number. A homeowner with a low rate and a good amount of equity is weighing something quite different from a neighbor at the same price. If your next home is part of the decision, we plan the buying and the selling at the same time. Read more about trading up or downsizing.
Prices and competition change, so a value reflects today, and we won't promise you any sale price.
What to tell us: the address is enough to begin
Share the address, what has changed in your life, and what you have updated, with dates if you have them. If you don't know your mortgage balance, that's fine. We'll build the rest from the sales around you.
Value can differ from one street to the next, so we start with the address. See the areas we work in, including East Cobb. When you are ready to sell, here is what every listing gets.
Curious what the number is? Tell us about your home, and our team will take it from there.
A value estimate here is not an appraisal, and this page is not legal, tax or lending advice. Past sales describe the past, never a promise for any one home.
Seller questions
Answers, simplified.
Is the Zestimate accurate?
It is a starting point. It can't see your updates, your condition or what is happening on your street this month, which is why our pricing is built from real comparable sales and a visit to your home.
Do I have to sell if I ask what my home is worth?
No. Asking carries no obligation. Sometimes the number helps you decide to stay.
Is this the same as an appraisal?
No. An appraisal is done by a licensed appraiser, usually for a lender. Ours is a pricing review for your decision, built from many of the same kinds of facts.
Why do nearby sales look so different?
Size, layout, condition and the lot explain part of it. The rest often sits in the sale itself: concessions, when it went under contract, and the kind of sale. We find the reason behind each one.
Keep exploring
You don't have to decide before we talk.