Same method the bank's appraiser uses: 3 recent sales nearby, adjust each one to match your home, then weigh the closest ones most.
How an appraiser thinks, in 3 steps
Find 3 twins. Homes that sold close by, in the last 3–6 months, as similar to yours as possible.
Fix the twin, not your home. Twin is better than yours? Take money off its price. Twin is worse? Add money. Now each twin "looks like" your home.
Trust the closest twin most. The sale that needed the fewest fixes counts the most in the final number.
Think of it like pricing a used Camry: you look at 3 Camrys that just sold, then say "that one had 20,000 fewer miles, so mine is worth a bit less."
Your homeSubject
Condition
Market trend & adjustment values (optional)
%/yr
Appraiser-style value
$0
Adjustment grid
An estimate, not an appraisal. A real appraiser walks the home, checks permits and picks comps from the MLS. Ken can pull the actual comps for your address free.
Same type (house vs townhouse vs condo), size within ±20%, similar age. Don't cross a freeway or a school boundary if you can avoid it.
Skip sales that weren't normal: family sale, probate fire sale, a flipper's "before" price.
Appraisal came in low on your deal? See T11. Want a quick ZIP range instead? T20.
What most people get wrong: "I spent $80K on a kitchen, so add $80K." Appraisers don't add what you spent. They add what buyers in your area paid extra for homes like that, which is often half or less.