Most online valuation tools give you one number. We give you three — at increasing precision — because what your home is worth in a hallway conversation, in a written BPO, and in an actual listing strategy are three different numbers. Below is what each tier actually delivers.
An honest comp-based number, generated from MLS-recorded sales and Voss's working comp file. Good enough to anchor a hallway conversation; not good enough to set an asking price on.
A written broker price opinion. Voss reviews the property in person if accessible, runs the full comp set, and writes a 6-page memo with the suggested list price and the bracketing range.
An on-site walkthrough with the staging consultant and the closing attorney's appraiser, the full BPO, the renovation premium estimated in person, and the listing strategy memo. The number you would actually price the listing at.
It will give you a number in under a minute, and a starting place for the more accurate work below. The number it returns is honest about its spread.
For owners considering listing in the next twelve months — same tool, no email gate.
“The instant estimate gets you within eight percent. The list price needs to be within two. The work in between is what we get paid for.”— From the practice memo · 2025
Address-matched MLS-recorded sales for the past 18 months, weighted by proximity, condition adjustment, and time-on-market. Same data set we use to anchor the considered tier; the difference is the human in the loop.
Two reasons: condition adjustment (which we can't see remotely) and the renovation premium (which is the single biggest source of pricing error). Both narrow significantly with an in-person walk-through — that's the considered and concierge tiers.
No. The valuation tool isn't a lead funnel. We don't run sequences, we don't share with referral partners, and we don't add you to the journal mailing list without explicit ask.
No charge if you list with us within twelve months. If you list with another broker or don't list at all, the considered tier is $1,200 and the concierge tier is $3,800 — covers the appraiser, staging consult, and the time of the team.
Yes. Roughly half our valuations every year are for sellers who aren't certain they want to list — they want to see the number. We're comfortable with that. The relationship doesn't start until both sides decide it should.
