Automated valuations don't know you redid the kitchen, and they don't know the home two doors down sold with a cracked foundation. My evaluation is four steps, takes about a week, and ends with a written number I'll defend to an appraiser.
Address, what you've put into it, and your timeline. I pull the tax record, permit history, and prior sales before we ever speak.
45 minutes, no pitch. I photograph condition honestly: roof, mechanicals, and the things an appraiser will flag.
Three to five real comparables close by, adjusted for lot, condition, and what actually closed versus what was listed.
A price range, a recommended list number, the net proceeds math, and what I'd fix first. Yours to keep whether you list with me or not.
Tell me about the home and I'll come back with the comps I'd use and what I think it's worth. Whether you list with me is your call, and I won't chase you if you're a year out.
