What's your home worth?
A real estimate, from a real broker.
A useful home value estimator starts from homes like yours that sold nearby in the last few months, then adjusts for condition, view, water, gate and lot. Give Greg the address and he prepares that analysis and sends it to you in writing. It is an estimate rather than an appraisal, and asking costs nothing.
Your details go to Greg's office only. Nothing is sent to anyone until the last step, and phone or email is enough.
How does the home value request work?
The request takes three short steps and about a minute, and nothing asks for your name until the last one.
The home
Start with the address, and Greg's office looks up the public record for it: lot size, square footage, year built and the last recorded sale.
Three taps
Why you are asking, when you might move, and what kind of home it is. None is required. The answers help Greg choose the right comparable sales and the right level of detail.
Where to send it
A name and either a phone number or an email address. Greg prepares your comparative market analysis and sends it in writing. He or his office follows up from (949) 868-8820.
If the home has been remodelled, or has a view the public record cannot show, say so in the notes. A few photos or a short visit can change which sales belong in the comparison.
How much is my house worth?
Your house is worth what a buyer would pay for it today, and the surest guide is what homes like it sold for in the last three to six months. In Orange County four things move the number most: recent comparable sales close by, condition and updates, the view or water or gate, and the lot. Two homes on the same street can sell far apart if one faces the harbour and the other faces the alley.
Automated estimates read public records, so they cannot see a remodelled kitchen or a bay view, and they struggle most where few similar homes sell. Greg's analysis lists every sale he compared, with the address and date, and explains each adjustment, so you can check the working yourself. If the inside of the home has changed since its last recorded sale, a few photos let Greg price what is there now.
Orange County makes this harder than most places. Within a few miles you can go from a 1950s ranch house in Costa Mesa to a guard-gated estate in Shady Canyon to a harbour-front home on Balboa Island. Homes like the last two sell rarely, and each sale has its own story: a dock, a corner lot, a view that a neighbour's remodel later blocked. A careful comparison reads those details, where a formula tends to average them out. That is why Greg looks at the home itself, through your photos or a short visit, before he settles on a range.
Read how Greg prices a listing for the full selling plan.
What's in your comparative market analysis?
Your analysis has four parts, and each one is written so you can check it.
Comparable sales and active competition
The closed sales nearest your home in size, age and setting, each with its address, sale date and price, and the adjustment Greg made for the differences. Next to them, the homes a buyer would see alongside yours this week: what is for sale, what is in escrow, and how long each has been on the market.
A price strategy and a net sheet
A suggested price range and the reasoning behind it, including how buyers in your price band tend to search and what that means for the asking price. Then an estimate of what you would walk away with after the costs of selling, so the conversation starts from your number rather than the headline price.
The net sheet carries the costs a seller in Orange County usually sees. The brokerage commission is negotiable, and California requires listing agreements for homes of one to four units to say so in a printed notice. The county documentary transfer tax is $0.55 per $500 of value, which works out to $1.10 per $1,000, per the Orange County Clerk-Recorder's fee schedule. Escrow, title, any HOA transfer fees and repairs fill in the rest, with figures for your home.
What is the Orange County market doing this month?
The latest county figures are below, each with its source and month, so you can see the market while Greg prepares your analysis.
Orange County · September 2026 · Source: Redfin Data Center
Each city moves on its own. The Newport Beach, Irvine and Santa Ana guides carry their own monthly figures, and the monthly market report puts them side by side.
How accurate are online home value estimators?
Online estimators are closest on ordinary homes in neighbourhoods where many similar homes sell, and they get less reliable the further a home is from ordinary. They are quick and free, and they are a fair place to start. The table compares them with a broker's analysis.
| Online estimate | Greg's analysis | |
|---|---|---|
| How it is made | A formula reading public records and recent sales | Greg reads the sales near you and the home itself |
| Sees updates and condition | Only what is in the public record | Yes, from photos or a walk-through |
| View, water and gate | Often missed or averaged out | Adjusted for, with the reason written down |
| One-of-a-kind homes | Least reliable where few similar homes sell | Priced from the closest real matches |
| Shows its working | Rarely | Every comparable sale, with address and date |
| Cost | Free | Free, with no obligation |
Both are estimates. Neither is an appraisal, which a licensed appraiser prepares, usually for a lender during a purchase or refinance.
Why don't we show an instant number?
Greg prefers to send a number he can stand behind. An instant figure on a custom coastal home or a gated canyon estate is often off by enough to change a decision, and those are the homes a formula reads worst. A written analysis takes a little longer and comes with its reasoning, so you can disagree with any line of it.
That does not mean waiting in the dark. The county and city figures on this page update monthly, and the market report explains what moved and why.
Is this home value estimator the right first step before selling?
For most owners it is. A written value tells you whether selling now works for your plans, how much you would net, and what the home needs before it lists. Some owners would rather start with a conversation, and that works too: tell Greg when you are free and he will call, or meet you at the home.
When you are ready to list, the selling plan shows each step from the first walk-through to the close, and the licensing page shows the record behind the broker preparing your analysis.
Common questions
How much is my house worth in Orange County?
An Orange County house is worth what similar homes nearby have sold for recently, adjusted for condition, view, water, gate and lot. Put the address in the form on this page and Greg prepares a written comparative market analysis listing every sale he compared, with its address and closing date, so each step of the reasoning can be checked.
How accurate are online home value estimators?
Online home value estimators are closest on ordinary homes in busy neighbourhoods where many similar homes sell each month. They work from public records and recent sales, so they miss a new kitchen, a harbour view or a gated street. That makes them least reliable on custom, waterfront and gated homes, where few close matches exist.
What goes into a comparative market analysis?
A comparative market analysis covers recent sales near the home, the listings it would compete with, a suggested price range with the reasoning, and an estimate of what the seller would net after costs. Greg lists each comparable sale with its address and date and writes down every adjustment he made for differences in size, condition and setting.
Does asking for a home value commit me to anything?
Asking for a home value commits you to nothing. The analysis is free, there is no agreement to sign, and nobody will list the home or market it without a signed listing agreement. Many owners ask a year or more before they plan to sell, or after an inheritance, simply to know where they stand.
Is a broker's estimate the same as an appraisal?
A broker's estimate and an appraisal are different documents. An appraisal is prepared by a licensed appraiser, usually ordered by a lender during a purchase or refinance. Greg's comparative market analysis is a broker's opinion of likely market value, written to help an owner decide whether, when and at what price to sell.
Will someone call me after I ask for a value?
A call happens only if you want one. The form asks for a phone number or an email address, and either is enough. Leave the phone field blank and the analysis arrives by email. Greg's office uses the contact details only to send the analysis and answer questions about it.
Can I get a value on an inherited or rental property?
Inherited homes, rentals and second homes can all be valued the same way, from recent comparable sales. The form has a tap for each, which helps Greg choose the right sales to compare. For inherited property, the value at the date of death can matter for taxes, and a tax adviser can say which date applies.
- California DRE public licence lookup · checked 2026-10-28
- Orange County Clerk-Recorder fee schedule (documentary transfer tax $0.55 per $500) · checked 2026-10-28
- California Business and Professions Code 10147.5 (commission notice) · checked 2026-10-28
- IRS Publication 551, Basis of Assets (inherited property) · checked 2026-10-28
- California Bureau of Real Estate Appraisers: what an appraisal is · checked 2026-10-28