home valuelive from the mls180 days of salesboyenga team at compass
Your comps, picked and adjusted live
Enter your home’s size and a few details. We read the last 180 days of sales in your city from the MLS, pick the eight closest matches and adjust each one to your home, the way a Property Nerd builds a pricing analysis. Then we show what’s for sale and in contract that a buyer would compare with it.
- sales read…Sunnyvale, last 180 days
- comps picked…closest to your home
- your estimate…adjusted comps, weighted middle
- per sq ft…at your size
your home
Tell us about your home in Sunnyvale
Only living area is required. Every detail you add, especially bedrooms, lot size and your street, makes the match closer. The page doesn’t store or send what you type; it only asks our listing feed for your city’s recent sales.
Enter your living area and press Find my comps. Sales for the city load first; that takes a few seconds.
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one comp, adjusted to your homelikely range (middle half)estimate
how this estimate was built
read it like a property nerd
the comps
The closest recent sales, adjusted to your home
Ranked by how close each sale is to your home: size first, then bedrooms, lot, age, location and how recently it sold. The chart puts them against every sale in the city; each card shows the sale, every adjustment that moved it to your home and how much it counts toward the estimate.
Sales: closed MLS records from the last 180 days, read live through the IDX feed that powers our home search, with repeat records removed. Each card links to the sale’s listing record. Listing firms are shown as MLS rules require; our own sales say “Listed by the Boyenga Team at Compass”. Information deemed reliable but not guaranteed.
right now
What a buyer sees next to yours today
Homes for sale and in contract in your city that match your home’s type and size (within 25%), read live from the MLS when you run your comps. Buyers compare your home with these, so read their asking prices against what the sales above actually closed at.
the competition, live
read it like a property nerd
| home | asking | $ per sq ft | against your estimate per sq ft |
|---|
Listings: active and pending MLS listings, read live through the IDX feed that powers our home search. Pending homes show their last list price. Listing firms are shown as MLS rules require. Information deemed reliable but not guaranteed.
the method
How a Property Nerd builds a comp analysis
Appraisers and agents price a home from comparable sales: pick the closest ones, adjust each for the differences, then read the middle. This page does the first three steps live, in the open.
- Pick the closest salesSame type of home, same city, sold in the last 180 days. Each sale is scored on size, bedrooms, bathrooms, lot, age, distance (when you give your street) or ZIP, and how recently it sold. The eight closest are kept.
- Adjust each one to your homeEach comp moves to your size and lot by the price line from that city’s own sales, or your ZIP’s when it has 40+: what an added 100 sq ft of home and 1,000 sq ft of lot went with. No single adjustment goes past 30% of the sale price.
- Read the middleThe estimate is the weighted middle of the adjusted comps, with closer comps counting more. The likely range is their middle half. Both are rounded to $10,000.
- Then walk the houseCondition, remodels, layout, light, views and traffic aren’t in a sale record, and private listings never reach the MLS. That’s what a walk-through and our pricing plan add.
What the sale records see
- Size, bedrooms and bathroomsAs reported to the MLS.
- Lot size and year builtWhen the listing included them.
- Price, list price and timingThe final list price, the sale price and the sale date.
- LocationEach sale’s map point and ZIP.
- Today’s competitionHomes for sale and in contract that match your type and size, at their asking prices.
What only a walk-through sees
- Condition and remodelsPermitted work, finishes, roof and systems, what still needs doing.
- Layout and lightHow the floor plan lives, ceiling heights, the yard.
- The street itselfTraffic, views, slope, what’s next door.
- What hasn’t reached the MLSCompass Private Exclusives, homes about to list, and how buyers are reacting to what’s for sale.
A comp that needs a big adjustment is a weak comp. When the eight closest sales differ from your home by more than about 15% in size, read the range, not the single number, and talk to us before you set a price.
questions
Questions we hear
Is this an appraisal?
No. It’s a comparable-sales estimate built from MLS records to show how pricing works. An appraisal comes from a licensed appraiser. Our pricing plan adds a walk-through, pending and off-market activity and a strategy for your list price.
How are the comps chosen?
From sales of the same home type in your city in the last 180 days. Each one is scored on how far it is from your home in size, bedrooms, bathrooms, lot, age, location and sale date, and the eight with the lowest scores are used.
What is the price line?
A least-squares fit of sale price on living area (and lot size for houses) across the city’s recent sales, or your ZIP’s when it has at least 40. It says what an added 100 sq ft of home and 1,000 sq ft of lot went with, holding the other steady. It’s only used when it explains at least 30% of the price spread.
What does comp quality mean?
It grades how well the comps support the number. Tight: the middle half of the adjusted comps spans 12% of the estimate or less, the median comp is within 12% of your size and the median adjustment is 10% of its sale price or less. Loose: the middle half spans more than 30%, the median size gap is over 25% or the median adjustment is over 20%. Anything between is fair.
What is the market drift line?
The city’s median price per square foot for your home type in the older half of the 180 days against the newer half. It shows which way prices leaned inside the window. The mix of homes that sold changes too, so the tool doesn’t adjust comps by it; it ranks recent sales higher instead.
Why show homes for sale?
Buyers weigh your home against what they can buy today, not only against past sales. The panel lists the closest matches for sale and in contract, their asking price per square foot against your estimate, and how many months the matching homes for sale would last at the recent pace of sales. Asking prices aren’t sale prices, so it also shows how your city’s sales compared with their list prices.
What does the condition setting do?
It’s your own adjustment. Sale records don’t say what shape a home was in, so you decide whether yours is ahead of or behind these sales, and the estimate moves by that percentage.
Why does my street matter?
Recent sales on your street give the tool your approximate location, so comps nearby rank higher. Only the street name is used, never a house number, and nothing is saved.
Where do the sales come from?
Closed sales reported to the MLS, read live through the IDX feed that powers our home search, with repeat records removed. Each card links to the sale’s listing record on this site.
more home value tools
Keep going
- What’s my home worth?An instant estimate, then a Property Nerd checks it against your street.
- Home Equity CheckYour equity at your city’s pace, costs to sell and the gain.
- Then & Now CalculatorWhat your purchase price would be today at your city’s pace.
- Price per Square Foot MapEvery sale in the last 180 days, street by street.
- Neighborhoods by Price per Sq FtEvery neighborhood guide, ranked.
- Lot Value LabWhat a bigger lot sold for, city by city.
- How Much Over AskingHow far over list homes sold, by city and price.
- Seller net sheetPrice minus commission, taxes, costs and payoff.
Estimates are for discussion and aren’t an appraisal. MLS data deemed reliable but not guaranteed. Equal Housing Opportunity.
talk to a property nerd
Want a number you can list at?
We’ll walk your home, add what the records miss and build a pricing plan with prep, timing and your estimated net. Commissions are negotiable, and we offer bundled services, so ask us what’s included.
Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725