An automated valuation model compares your home with nearby listings, recent market activity, and public records. It tends to be closest in neighborhoods with many similar sales, such as newer subdivisions in Columbia, Olathe, or Lee's Summit, and less precise where sales are sparse or homes are one of a kind: rural acreage, older custom homes, and Lake of the Ozarks waterfront. The range and confidence rating on your report show how tight the estimate is. For an actual loan, the lender relies on an appraisal or an approved appraisal waiver.

An online estimate is instant and free and is built for planning. A comparative market analysis is prepared by a real estate agent to set a list price. An appraisal is completed by a licensed appraiser, usually includes an inspection of the home, and is what a lender uses to approve a loan. The comparison table on this page lays out cost, turnaround, and use for each.

No. The estimator uses property records and market data only, and it never pulls credit. The wholesale rate quote on this page does not pull credit either.

It depends on the program, occupancy, and credit. As a benchmark, a conventional cash-out refinance on a primary residence generally allows a new loan up to 80% of the appraised value. VA cash-out refinances can go higher for eligible veterans, and home equity lines of credit are measured by combined loan-to-value, with limits that vary by lender. The equity calculator on this page shows your numbers at 80% and 90% of value before we price it.

Often, on a conventional loan. Federal law lets you request PMI cancellation once your balance reaches 80% of the home's original value, and it ends automatically at 78%. Many servicers will also accept a new appraisal showing your balance is 75% to 80% of today's value, depending on how long you have had the loan. FHA mortgage insurance often lasts for the life of the loan, which is where a conventional refinance can help.

Each model uses different data, comparable sales, and update schedules, so estimates for the same house routinely differ. County values serve a different purpose: Missouri counties reassess in odd-numbered years and tax a set share of market value, and Kansas counties revalue every year as of January 1. Assessed value is for property tax, not a sale price.

Missouri and Kansas are non-disclosure states, which means final sale prices are not part of the public record. That is why price history is often blank and why comparable homes show list prices. The estimate still draws on listing data and recent market activity, and a local appraisal or an agent's market analysis can fill in actual sold prices when you need them.

Public records often miss finished basements, new roofs, remodeled kitchens, added bathrooms, and overall condition. If you have made improvements, the estimate is probably light. Send me a list of the work and I will review it against recent sales so you plan with a more realistic number.

Confidence comes from the forecast spread, which measures how far the estimate could reasonably miss the true market value based on the width of the model's range. A spread of 15% or less is high confidence, 16% to 25% is medium, and 26% or more is low. A tighter spread means the model found consistent, nearby sales.

It can. Lenders price loans partly on loan-to-value, so more equity can move you into a better pricing tier, and reaching 80% loan-to-value on a conventional loan removes the need for mortgage insurance. Because I compare 280+ lenders, I can see how each one prices your exact loan-to-value.

Yes. DreamLux Home Loans lends statewide in Missouri and Kansas, including Columbia, Jefferson City, Ashland and the rest of Mid-Missouri, Lake of the Ozarks, Kansas City on both sides of State Line, Overland Park, Olathe, Lenexa and Shawnee, the St. Louis metro, and all other areas of Missouri & Kansas.

Both can work. If you sell by owner, my FSBO.com Pro partnership gives you a listing option, and I can prequalify the buyers who contact you. If you list with an agent, I am glad to introduce a local partner. Either way, knowing your value and your likely net proceeds first helps you price it.

Three things. Check your equity with the calculator on this page, request a wholesale rate quote for the option that fits, and set up the free Home Equity Tracker so you can watch your value month by month.