Before You Look at That Number

What This Estimate Really Is (And Why I Still Need to See Your Home)

The instant number you get above is called an AVM, or Automated Valuation Model. It's a computer-generated estimate built from public records, tax data, and recent sales in your area. It's fast, it's free, and it's a great place to start if you're just curious what your home might be worth.

But an AVM has never walked through your home. It doesn't know you replaced the roof last year, updated the kitchen, or that your backyard backs up to a greenway instead of a busy street. It can't tell the difference between a home that's move-in ready and one that needs work. That's why this number might land higher or lower than what your home would actually sell for today.

This is where a CMA, or Comparative Market Analysis, comes in. A CMA is what I put together by hand for every buyer and seller I work with. I look at homes that have actually sold recently in your neighborhood, along with what's currently active and under contract, and I adjust for the things an algorithm simply can't see: your home's condition, location, upgrades, and how well it's been maintained compared to those other homes.

Because of this, before I ever talk about a list price or put a number on paper, I want to see your home in person. Numbers on a screen only tell part of the story, and I'd rather get it right than get it fast.

Common Questions

AVM, CMA, and Home Value Questions Answered

What is an AVM?

An AVM, or Automated Valuation Model, is a computer generated estimate of a home value based on public records, tax data, and recent sales. It gives Waxhaw and Union County homeowners a fast, free starting point, but it cannot account for condition, upgrades, or the specific features that affect what a home actually sells for.

How accurate is an online home value estimate?

Online home value estimates are a helpful starting point but are not always accurate for any single property. They rely on public data and cannot see inside a home, so a fully renovated house and one that needs work can show the same estimated value even though their true market price would be very different.

What is a CMA?

A CMA, or Comparative Market Analysis, is a detailed pricing report I prepare by hand for buyers and sellers in Waxhaw, Indian Trail, Monroe, and the greater Charlotte metro. It compares recently sold, active, and pending homes, then adjusts for condition, location, upgrades, and maintenance to reflect true current market value.

How is a CMA different from an online estimate?

A CMA is different from an online estimate because it is built from a physical walkthrough of the home, not just public data. As a REALTOR® holding the Pricing Strategy Advisor (PSA) designation, I evaluate comparable sales alongside condition, upgrades, and local market trends to arrive at a price grounded in real evidence, not an algorithm.

What is a Pricing Strategy Advisor?

A Pricing Strategy Advisor, or PSA, is a certification through the National Association of REALTORS® focused specifically on pricing properties correctly and interpreting market data with clients. I hold this designation and use it to guide pricing strategy for every listing and offer in Union County, Mecklenburg County, and the surrounding Charlotte and Fort Mill markets.

Why do you need to see my home in person before giving a price?

I need to see a home in person because condition, upgrades, and maintenance change value in ways no database can capture. Two homes on the same Waxhaw street can differ by tens of thousands of dollars based on a renovated kitchen, a newer roof, or deferred maintenance, and that difference only shows up during an in-person walkthrough.

How do you determine a home's value?

I determine a home's value using a Comparative Market Analysis that combines recently sold, active, and pending listings with an in-person evaluation of condition, location, upgrades, and maintenance. As a Pricing Strategy Advisor, I also factor in current absorption rates and buyer demand trends specific to Union County and the Charlotte metro.

Is a CMA free?

Yes, a CMA is a free service I provide to buyers and sellers in Waxhaw, Indian Trail, Monroe, Weddington, and the surrounding Charlotte metro area. There is no cost or obligation to request one, whether you are preparing to list, considering a purchase, or simply want an accurate picture of your home's current value.

How often should I check my home's value?

Homeowners should check their home's value at least once a year, or any time local market conditions shift noticeably. Union County and Charlotte metro markets can move quickly, so an updated CMA before listing, refinancing, or making a major decision ensures the number reflects current conditions rather than outdated data.

};function runPageScript(){ { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "What is an AVM?", "acceptedAnswer": { "@type": "Answer", "text": "An AVM, or Automated Valuation Model, is a computer generated estimate of a home value based on public records, tax data, and recent sales. It gives Waxhaw and Union County homeowners a fast, free starting point, but it cannot account for condition, upgrades, or the specific features that affect what a home actually sells for." } }, { "@type": "Question", "name": "How accurate is an online home value estimate?", "acceptedAnswer": { "@type": "Answer", "text": "Online home value estimates are a helpful starting point but are not always accurate for any single property. They rely on public data and cannot see inside a home, so a fully renovated house and one that needs work can show the same estimated value even though their true market price would be very different." } }, { "@type": "Question", "name": "What is a CMA?", "acceptedAnswer": { "@type": "Answer", "text": "A CMA, or Comparative Market Analysis, is a detailed pricing report prepared by hand for buyers and sellers in Waxhaw, Indian Trail, Monroe, and the greater Charlotte metro. It compares recently sold, active, and pending homes, then adjusts for condition, location, upgrades, and maintenance to reflect true current market value." } }, { "@type": "Question", "name": "How is a CMA different from an online estimate?", "acceptedAnswer": { "@type": "Answer", "text": "A CMA is different from an online estimate because it is built from a physical walkthrough of the home, not just public data. As a REALTOR holding the Pricing Strategy Advisor (PSA) designation, Kristen Coulter evaluates comparable sales alongside condition, upgrades, and local market trends to arrive at a price grounded in real evidence, not an algorithm." } }, { "@type": "Question", "name": "What is a Pricing Strategy Advisor?", "acceptedAnswer": { "@type": "Answer", "text": "A Pricing Strategy Advisor, or PSA, is a certification through the National Association of REALTORS focused specifically on pricing properties correctly and interpreting market data with clients. Kristen Coulter holds this designation and uses it to guide pricing strategy for every listing and offer in Union County, Mecklenburg County, and the surrounding Charlotte and Fort Mill markets." } }, { "@type": "Question", "name": "Why do you need to see my home in person before giving a price?", "acceptedAnswer": { "@type": "Answer", "text": "Seeing a home in person is necessary because condition, upgrades, and maintenance change value in ways no database can capture. Two homes on the same street can differ by tens of thousands of dollars based on a renovated kitchen, a newer roof, or deferred maintenance, and that difference only shows up during an in-person walkthrough." } }, { "@type": "Question", "name": "How do you determine a home's value?", "acceptedAnswer": { "@type": "Answer", "text": "Home value is determined using a Comparative Market Analysis that combines recently sold, active, and pending listings with an in-person evaluation of condition, location, upgrades, and maintenance. As a Pricing Strategy Advisor, Kristen Coulter also factors in current absorption rates and buyer demand trends specific to Union County and the Charlotte metro." } }, { "@type": "Question", "name": "Is a CMA free?", "acceptedAnswer": { "@type": "Answer", "text": "Yes, a CMA is a free service provided to buyers and sellers in Waxhaw, Indian Trail, Monroe, Weddington, and the surrounding Charlotte metro area. There is no cost or obligation to request one, whether preparing to list, considering a purchase, or simply wanting an accurate picture of a home's current value." } }, { "@type": "Question", "name": "How often should I check my home's value?", "acceptedAnswer": { "@type": "Answer", "text": "Homeowners should check their home's value at least once a year, or any time local market conditions shift noticeably. Union County and Charlotte metro markets can move quickly, so an updated CMA before listing, refinancing, or making a major decision ensures the number reflects current conditions rather than outdated data." } } ] } };