What your Las Vegas home is actually worth
Send me your address. I will tell you what I think it is actually worth, which recent sales I used, and how I would price it if it were mine.
What is my Las Vegas home worth? The first question, answered plainly
What is my Las Vegas home worth? It is the first thing out of every seller's mouth, and it deserves a straight answer instead of a form that leads to a phone call that leads to a pitch. So here is how I answer it. You send me the address. I tell you what I think the house is actually worth, which recent sales I used to get there, and how I would price it if it were mine. No obligation, and no follow-up campaign. You get the number.
An online estimate cannot do that, because it cannot see the kitchen. It does not know the roof is eight years old or twenty-eight, that the yard was converted to desert landscaping last spring, that the house backs the 215, or that the neighbor's higher sale had a pool and a casita. It averages what it can see and hands you a number with a false decimal point of confidence. A neighbor's list price is worse, because it tells you what they hoped for, not what anyone paid.
A real valuation is a position, not a printout. It is where your house sits in three markets at once: the recent closed sales around it, what buyers in that range are choosing and skipping right now, and how yours reads against the two or three it will be compared with in a buyer's saved search. That is what I send you.
Get the real number on my home
Why the real number, and not the flattering one
I am John Arendt, a Realtor with Compass Realty & Management, and I have priced and sold homes across the Las Vegas valley for 20 years. Here is the thing about valuations that nobody says at a listing appointment: the number that wins the listing and the number that sells the house are often two different numbers, and the agent who gives you the first one is planning to have the second conversation six weeks from now.
I would rather have it today. In this market a house priced high does not get negotiated down, it gets skipped. Buyers and their agents see every new listing in their range the day it goes live and sort by what is fairly priced. A house that misses the number spends its freshest two weeks being passed over, and the eventual cut tells every buyer it sat. So I give you the number I believe, even when it is lower than you hoped, and I show you the sales behind it so you can check my work.
You still decide where to list. Some houses have something real to offer and a seller who can wait, and testing the top of the range is defensible. Some sellers need out and pricing under the range brings more people through the door. I will tell you what each choice costs, and then I will tell you what I would do. Never "it's up to you." You are asking a professional for an opinion, and you get one.
What you get, and what happens next
Send me the address, roughly when you are thinking about selling, and anything about the house I could not see from the street: a remodel, a new roof, a pool, a converted garage. Within a short while you get back one number, the recent sales I compared it to and why each one counts more or less than the others, and how I would list it if it were mine. If the answer is that now is a bad time to sell your particular house, you will hear that too.
What you do not get is a drip campaign. No automated texts, no weekly market update you did not ask for, no third call. If you want to talk it through, call or text 702-881-6562 and you get me, not an assistant. If you want to think about it for a year, the number is yours to keep.
If you do decide to sell, the valuation is already the first step of how I sell a home: the price is set, and The Week One Launch starts from there. If you are selling in order to buy, the number also tells you what you have to work with on the other side, which is where the sell-and-buy plan begins. And if the house is not ready yet, here is what to fix before selling and what to leave alone, so you do not spend money you will not get back.
Home values across the valley
The same house is not worth the same in every part of the valley, and a valuation that ignores the place is a guess. A Henderson home is compared against a wide range of ages and lot sizes, from eighties single-levels in Green Valley to new construction in Cadence. A Summerlin home is compared against newer master-planned neighbors and a buyer pool that includes relocating families. An Anthem single-story carries a premium because more downsizers want one than there are houses. A Boulder City home is compared against very few recent sales, which makes the judgment matter more. North Las Vegas and Southern Highlands homes are often starter homes being sold to move up, where the timing of the next purchase shapes the pricing decision.
Wherever it is, the first step is the same and it costs nothing: send me the address and get the real number.
Frequently Asked Questions
Is the home valuation free?
Yes. You send me the address, and you get the number, the recent sales behind it, and how I would price it. There is no obligation and no follow-up campaign. If you want to talk, you call me.
Why is your number different from the online estimate?
An online estimate cannot see the kitchen, the roof age, the lot, or which comparable sale had a pool. It averages what it can see. I look at the recent closed sales around you, what buyers in your range are choosing right now, and what your specific house does that the one down the street does not.
What if I do not agree with your number?
Then we look at the sales together and you tell me what I am missing. Sometimes you are right, because you know the house. If we still disagree, you can list higher and I will tell you plainly what that costs if it does not move.
Will you pressure me to list after I get the number?
No. The number is yours to keep whether you sell this year or in five. If I think it is a bad time to sell your particular house, I will say that too.
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Ready to make your move with John Arendt, Realtor?