Why Get a Professional Home Valuation?
Whether you are thinking about selling, refinancing, removing PMI, planning your estate, settling a divorce, or simply curious, knowing what your home is actually worth is one of the most important pieces of financial information you can have. Your home is likely the largest asset you own. The number matters.
Online estimates from Zillow, Redfin, and Realtor.com provide a starting point, but they are automated calculations based on tax records and algorithms. They do not account for what makes your home different from the one down the street. A professional Comparative Market Analysis looks at actual closed sales in your neighborhood, adjusts for the specific features of your property, and factors in current market conditions that algorithms miss.
I provide free, no-obligation home valuations for homeowners throughout the Tampa Bay area including Valrico, Brandon, Riverview, and Tampa. You do not need to be planning to sell. You do not need to list with me. The information is yours to use however you choose.
What Is a Comparative Market Analysis?
A Comparative Market Analysis, or CMA, is a detailed report prepared by a licensed real estate agent that estimates your home’s current market value. It is the most widely used valuation method in residential real estate and is considered significantly more accurate than online estimators.
A CMA analyzes three categories of properties in your area:
Recently Sold Homes (Comps). Homes similar to yours that have closed in the last 3 to 6 months. These are the strongest indicators of market value because they represent what buyers actually paid, not what sellers hoped to get.
Active Listings (Competition). Homes currently for sale that will compete with yours if you list. These show what buyers are choosing from right now.
Pending and Under Contract. Homes that have accepted offers but have not yet closed. These show the direction the market is moving.
For each comparable property, I adjust for differences in square footage, lot size, condition, upgrades, age, number of bedrooms and bathrooms, garage size, pool, location within the neighborhood, and other features that affect value. The result is a well-supported price range that reflects what your home would likely sell for in the current market.
How Is a CMA Different From a Zestimate or Online Estimate?
| Feature | CMA (Agent) | Zestimate / Online | Appraisal |
|---|---|---|---|
| Cost | Free | Free | $400 to $600+ |
| Who Prepares It | Licensed agent with local expertise | Algorithm | Licensed appraiser |
| Sees Inside Your Home | Yes (optional) | No | Yes (required) |
| Accounts for Upgrades | Yes | Only if public record updated | Yes |
| Accounts for Condition | Yes | No | Yes |
| Accuracy | High | Moderate (median error 6-8%) | Highest |
| Turnaround | 24 to 48 hours | Instant | 5 to 10 business days |
| Accepted by Lenders | No (used for pricing) | No | Yes |
Online estimators like Zillow’s Zestimate have a national median error rate of about 6.9% for off-market homes. On a $400,000 home, that is a potential swing of roughly $28,000 in either direction. In neighborhoods with limited recent sales or homes with significant renovations, the error can be much larger.
The biggest limitation of online tools is that they cannot see inside your home. They do not know that you replaced the roof last year, updated the kitchen, or that the house next door that sold for less had foundation issues. A CMA accounts for all of this.
What Is the Tampa Bay Housing Market Doing Right Now?
Understanding the broader market helps you interpret what your home valuation means and whether now is the right time to make a move.
The Tampa Bay market has entered a rebalancing phase after the dramatic price run-up of 2020 to 2023. Here is what the data shows as of early 2026:
| Metric | Current (Feb 2026) | Year Ago | Change |
|---|---|---|---|
| Median SFH Sale Price | ~$400,000 | ~$415,000 | Down ~3.5% |
| Inventory (Months Supply) | 4 to 5 months | 3.5 months | Growing |
| Median Days on Market | 54 to 68 days | 48 days | Longer |
| Listings with Price Cuts | ~50%+ | ~40% | More reductions |
| Mortgage Rates (30yr) | Above 6% | Above 6.5% | Slightly lower |
Prices remain approximately 40% to 50% above pre-pandemic levels, but the market has shifted in favor of buyers. Inventory is growing, homes are taking longer to sell, and more than half of active listings have had at least one price reduction. For sellers, this means pricing accurately from day one is more important than it has been in years.
For homeowners who purchased between 2020 and 2023, your equity position depends heavily on when you bought, what you paid, and what has happened in your specific neighborhood since then. A CMA gives you that clarity.
What Factors Affect Your Home’s Value?
Your home’s market value is influenced by dozens of factors. Some you can control, some you cannot. Understanding which ones move the needle helps you make better decisions whether you are selling now or planning for the future.
Location and Neighborhood
Location is the single biggest driver of value. Homes in Valrico and Brandon command different prices than comparable homes in Riverview or Tampa, even when the physical properties are similar. School zones, proximity to employment centers, access to major roads, and neighborhood reputation all play a role.
Square Footage and Layout
Total living area is a primary factor, but layout matters too. An open floor plan with a functional kitchen is typically more desirable than the same square footage chopped into small, disconnected rooms. Buyers in Tampa Bay consistently prioritize living space over lot size.
Condition and Updates
Updated kitchens and bathrooms add measurable value. A new roof, newer HVAC system, updated electrical panel, and modern flooring all contribute to both value and buyer confidence. Homes that need significant work sell for less, take longer to sell, and attract more aggressive negotiation. I work with Best Bay Services, a local handyman and home services company, to help homeowners identify which repairs and updates deliver the best return before listing.
Lot Size and Features
In Tampa Bay, pools add value (especially for homes priced under $500,000). Fenced yards, mature landscaping, and usable outdoor living space are consistent value-adds. Corner lots and cul-de-sac locations often command premiums. Flood zone status can significantly affect both value and insurance costs.
Age of Major Systems
Buyers and their inspectors will evaluate the age and condition of your roof, HVAC, water heater, electrical system, and plumbing. Newer systems reduce buyer risk and support higher prices. Older systems create negotiation points that can cost sellers thousands at the closing table.
Insurance Costs
This is a factor that many Tampa Bay homeowners underestimate. Property insurance premiums have more than doubled for many Florida homeowners since 2022. Buyers are increasingly shopping based on total monthly cost, not just purchase price. A home with a newer roof, updated electrical, and impact windows may command a premium specifically because it is easier and cheaper to insure.
HOA Fees and Special Assessments
For homes in HOA communities, monthly fees and any pending special assessments directly affect buyer affordability and willingness to pay. Communities with large upcoming assessments (particularly condos affected by post-Surfside inspection requirements) may see reduced values.
Market Timing
Tampa Bay real estate has seasonal patterns. The strongest selling season typically runs from February through May when northern buyers are actively shopping. Inventory tends to increase through fall, giving buyers more leverage. While timing alone should not drive your decision, it is a factor worth understanding.
What Improvements Add the Most Value?
Not every renovation adds a dollar-for-dollar return. Here are the updates that consistently deliver the best ROI for Tampa Bay sellers:
| Improvement | Typical Cost | Estimated ROI | Why It Works |
|---|---|---|---|
| Kitchen Update (Minor) | $15,000 to $25,000 | 70 to 80% | Buyers make decisions in the kitchen |
| Bathroom Refresh | $5,000 to $15,000 | 60 to 70% | Modern finishes signal an updated home |
| Fresh Paint (Interior) | $2,000 to $5,000 | 100%+ | Cheapest way to make a home feel new |
| New Flooring | $5,000 to $12,000 | 70 to 80% | Eliminates carpet stigma, modernizes |
| Landscaping / Curb Appeal | $1,000 to $5,000 | 100%+ | First impression drives showing interest |
| New Roof | $8,000 to $20,000 | 50 to 60% (direct) + insurance savings | Removes biggest buyer objection in FL |
| Impact Windows | $10,000 to $25,000 | 60 to 70% + insurance savings | Insurance discount can be significant |
| Pool Resurfacing | $4,000 to $8,000 | 70 to 80% | Neglected pools scare buyers away |
Before spending money on improvements, get your CMA first. There is no point investing $20,000 in a kitchen if your home’s ceiling price in the neighborhood would not support the upgrade. I help sellers create a prioritized improvement plan that maximizes return.
When Do You Need a Home Valuation?
People request home valuations for many reasons beyond selling. Here are the most common:
Planning to Sell. Pricing your home correctly from day one is the most important factor in selling quickly and for the most money. Overpriced homes sit on the market, accumulate days, and ultimately sell for less than they would have if priced right from the start.
Refinancing. If you are refinancing your mortgage, your lender will order an appraisal. A CMA gives you a preview of what to expect so you can plan accordingly.
Removing PMI. If you put less than 20% down, you are likely paying private mortgage insurance. Once your equity reaches 20% (based on current value, not just payments made), you may be able to request PMI removal. A CMA helps you determine if you are there.
Estate Planning. Knowing the current value of your real estate holdings is essential for will and trust planning, asset distribution, and tax planning.
Divorce Settlement. When dividing assets, both parties need an accurate, defensible estimate of the home’s value.
Insurance Review. With Florida insurance costs rising dramatically, understanding your home’s replacement cost and market value helps ensure you are neither over-insured (paying too much) nor under-insured (exposed to risk).
Property Tax Appeal. If you believe your property tax assessment is too high, a CMA provides supporting evidence for an appeal with the county property appraiser.
HELOC or Home Equity Loan. Lenders typically allow you to borrow up to 75% to 85% of your home’s value minus your existing mortgage balance. A CMA helps you estimate how much equity you can access.
Curiosity. There is nothing wrong with simply wanting to know. Knowledge is power, and understanding your equity position helps you make better financial decisions.
How Does the Free Home Valuation Process Work?
Step 1: Tell me about your home. Contact me with your address and any details about recent updates or improvements. A phone call or text works too: (813) 733-7907.
Step 2: I research your market. I pull recent sold, active, and pending comparable properties from the Stellar MLS. I analyze each comp and adjust for differences between those properties and yours.
Step 3: You receive your CMA. Within 24 to 48 hours, you receive a detailed report showing your estimated market value with supporting data. I walk you through the numbers and answer any questions.
Step 4: You decide what to do next. There is no obligation. If you want to sell, I am here to help. If you want to wait, refinance, renovate, or just file the information away, that is completely fine. The CMA is yours.
Tampa Bay Home Values by Area
Home values vary significantly across the Tampa Bay region. Here is a general overview of where prices stand as of early 2026. Keep in mind these are median ranges and individual homes can fall well above or below these numbers depending on specific features, condition, and location within each community.
| Area | Median Price Range | Trend |
|---|---|---|
| Valrico | $350,000 to $450,000 | Stable, slight softening |
| Brandon | $300,000 to $400,000 | Stable, more inventory |
| Riverview | $325,000 to $425,000 | Moderate growth in newer builds |
| Tampa (City) | $375,000 to $500,000+ | Varies widely by neighborhood |
| South Tampa | $600,000 to $1,200,000+ | Premium market, longer days |
| Plant City | $275,000 to $375,000 | Affordable alternative gaining interest |
| Wesley Chapel | $375,000 to $500,000 | New construction driving supply |
These ranges are approximate and based on recent MLS data. Your specific home’s value depends on its unique characteristics. That is exactly why a personalized CMA is more valuable than a general market overview.
Understanding Your Home’s Equity
Your home equity is the difference between what your home is worth and what you owe on your mortgage. It is one of the most important numbers in your personal financial picture.
Example: If your home is worth $400,000 and you owe $280,000, your equity is $120,000. That equity represents real wealth that you can access through selling, refinancing, or a home equity line of credit.
Many Tampa Bay homeowners who purchased before 2022 have built significant equity even as the market has softened. Homeowners who purchased at 2022 to 2023 peak prices may have less equity or may be near breakeven depending on their specific neighborhood and purchase price. A CMA clarifies exactly where you stand.
If you find yourself underwater (owing more than your home is worth), there are still options. Visit the pre-foreclosure and short sale options page for guidance, or call me directly to discuss your situation confidentially.
Key Takeaways
- A free CMA from a local agent is the most accurate way to know your home’s value without paying for an appraisal
- Online estimates like Zestimates have a median error rate of roughly 7%, which can mean a $28,000 swing on a $400,000 home
- Tampa Bay’s median single-family home price is approximately $400,000 as of early 2026, with the market favoring buyers
- Insurance costs, roof age, and condition are increasingly important factors in Tampa Bay home values
- You do not need to be selling to benefit from knowing your home’s value
- Pricing right from day one is the single most important factor when you do decide to sell
Frequently Asked Questions
How much does a home valuation cost?
A Comparative Market Analysis from a real estate agent is free. There is no obligation to list or sell. An appraisal, which is a more formal valuation performed by a licensed appraiser and accepted by lenders, typically costs $400 to $600 in the Tampa Bay area.
How long does it take to get a CMA?
I typically deliver a complete CMA within 24 to 48 hours of receiving your information. If you need it faster for a time-sensitive situation, let me know and I will prioritize it.
Is a CMA the same as an appraisal?
No. A CMA is prepared by a real estate agent and is used for pricing and decision-making purposes. An appraisal is prepared by a licensed appraiser and is required by lenders for mortgage transactions. Both use comparable sales, but appraisals follow stricter standards and are legally defensible documents. For most homeowner purposes, a CMA provides all the information you need.
How accurate is a Zestimate?
According to Zillow’s own data, the Zestimate has a national median error rate of about 6.9% for off-market homes and about 2.4% for on-market homes. In areas with limited recent sales data, the error can be much larger. The Zestimate is a useful starting point but should not be relied upon for pricing or financial decisions.
What if I am not ready to sell?
That is perfectly fine. Many homeowners request a CMA simply to understand their equity position, plan for the future, or evaluate whether improvements are worth the investment. There is no pressure and no obligation.
Do I need to let you inside my home for a CMA?
Not necessarily. I can prepare a preliminary CMA using MLS data, tax records, and publicly available information. However, an interior walkthrough allows me to account for upgrades, condition, and features that may not be reflected in public records, resulting in a more accurate valuation.
How often should I get my home valued?
At minimum, once a year if you want to stay informed about your equity. More frequently if you are actively considering selling, refinancing, or if significant market changes are happening in your area. In a shifting market like Tampa Bay in 2026, checking in every 6 months is smart.
Can a CMA help me appeal my property taxes?
Yes. If your CMA shows that your home’s market value is significantly lower than the assessed value used for property taxes, it can serve as supporting documentation for a Value Adjustment Board (VAB) petition with the Hillsborough County Property Appraiser.
Get Your Free Home Valuation
No obligation. No automated guesswork. A real CMA from a local agent who knows your neighborhood.
Barrett Henry, Broker Associate, RE/MAX Collective. Serving Valrico, Brandon, Riverview, Tampa, and the greater Tampa Bay area.
Related: Sell Your Home | First-Time Home Buyer Guide | Down Payment Assistance Programs | Pre-Foreclosure & Short Sale Options
Last Updated: February 2026