How much is my house worth in Dallas?
It is worth what buyers are paying now for homes like yours, close to yours. That number comes from closed sales of similar homes, adjusted for the differences, and checked against what is under contract and what you would compete with today.
Two numbers people often use are not that price. The first is the market value on your appraisal district notice, from DCAD in Dallas County or the Collin, Denton or Tarrant appraisal districts in the suburbs. It is set for property tax as of January 1, from mass appraisal, without anyone walking through your house. Online estimates use similar data. And because Texas is a non-disclosure state, actual sale prices are not in the public record, so both can miss by more than owners expect.
What your house could actually sell for is a range, not a single figure. Where you land in that range depends on condition, presentation, timing, and how many buyers see it in the first weeks.
A low appraisal district value does not mean your home will sell low, and a high one does not mean it will sell high. If you think your tax value is too high, the appraisal district's protest process is the place to address it, separately from pricing a sale.
What's my Preston Hollow home worth right now?
It depends more on your lot and your street than on the neighborhood name. Preston Hollow covers a wide mix: original ranch homes on large lots, renovated mid-century houses, and new construction, on streets that range from quiet interior blocks to busy thoroughfares.
- Lot size, width and shape, which decide whether a builder sees land value
- Whether the house is original, updated or recently built
- The street: through traffic, creek frontage, floodplain, trees
- School attendance zones, which you can check with the school district's boundary tool
- What is listed and under contract right now within your price band
Andy grew up in Dallas in a real estate family. His dad built custom homes and ranches, and from the 1970s through the 1990s he specialized in Preston Hollow and the Park Cities. Andy knows these streets and how homes on them are built. See more about Preston Hollow.
What Andy's free pricing review includes
Yes, a realtor can give you a free home valuation, and Andy's is a full comparative market analysis, not an automated report. When I price a home, I start with the street and work outward, and I walk the house before I give a number.
- Comparable closed sales, street by street, with how each one compares to your home
- Condition: roof, foundation, systems and what a buyer's inspector is likely to raise
- Lot: size, frontage, trees, and anything that affects use, such as floodplain
- Updates: what you have done, when, and how it compares with nearby homes
- What is under contract now and what is active, the homes you would compete with
- A price range, the reasons behind it, and a plan: what to fix, what to leave, and when to list
There is no obligation, and the analysis is yours to keep. Before real estate, Andy worked in high-tech corporate leadership and helped found a business software company, so the numbers are shown plainly. Request yours on this page or contact Andy.
Can I get an appraisal before listing my house?
Yes. You can hire a licensed appraiser before you list, and it is useful in some cases: an estate or divorce, a home with few comparable sales, or a property with acreage.
It does not replace the buyer's appraisal. If the buyer finances the purchase, their lender orders its own appraisal after the contract is signed. A pre-listing appraisal also does not tell you what is happening with competing homes this week. Andy's pricing review covers that, and many sellers decide afterward whether an appraisal is worth adding.
What if I still owe a lot on my mortgage? How much equity do I have?
Your equity is the likely sale price minus everything you owe on the home and the costs of selling. Owing a lot does not stop a sale as long as the price covers the payoff and those costs.
- Start with a realistic price range from closed sales, not an online estimate.
- Request a payoff statement from your loan servicer. It includes interest to the payoff date, so it is higher than the balance on your statement. Add any second lien or home equity line.
- Subtract the costs of sale: the compensation you agree to, title charges, prorated property taxes, and any repairs or credits. In Texas the seller customarily pays for the owner's title policy that protects the buyer, though it is negotiable.
- What remains is an estimate of your net proceeds. A seller net sheet from your agent or title company shows it line by line.
Can I sell my house for less than I owe?
Yes, but only in one of two ways: you bring the difference to closing, or your lender agrees to accept less in a short sale. A short sale needs the lender's written approval and takes longer, and it can have tax and credit consequences. Talk with your lender, a CPA and a real estate attorney before you list.
