An asking price is a hope. These three read the record instead: what similar homes actually sold for, what the seller's own tax story says, and how much room is left.
Rank it, value it, then work out how hard to push.
Every active listing ranked by lowest price per square foot — the most home for the money.
An appraiser-style adjustment grid off recorded sold comps — size, age and condition via effective year built, and time since sale — then what the place is really worth.
Three numbers out of one address: open at, land near, walk away above — with the comps, the seller's tax story, distress signals, how many rivals are circling, and word-for-word scripts. Tells you when you have no leverage.
Anyone can average what sellers are asking. We adjust recorded sales for size, age, condition and how long ago they closed — the same grid an appraiser uses — and then show you the grid.
A unique pocket only comps against itself. An island, a peninsula, a barrier strip, a gated enclave — if the land is one of a kind, the comparable sales come from that pocket and nowhere else. Two blocks apart can be two different markets: east of US-1 against west of it taught us this, when the same building priced almost double on one side. Pretending otherwise produces a number that collapses the moment a real appraiser looks at it.
Two more things to check before you make an offer.