Why AVMs Fail and Why Hiring a Real Estate Pro Matters

In today’s online world, You can pull up an instant “home value” online in seconds. Realtor.com, Zillow, Redfin, Homes.com—each one will give you a number that looks official. But here’s the problem: those numbers rarely agree.

For example, my home in Eagle idaho was valued as follows:

• Realtor.com: $679,900

• Homes.com: $718,370

• Zillow: $654,600

• Redfin: $632,188

That’s an $86,000 swing from lowest to highest. Would you risk leaving that kind of money on the table?

The truth is simple: AVMs (Automated Valuation Models) are just “okay.” They can’t replace the insight of a seasoned real estate professional who knows your neighborhood, your home type, and what buyers are looking for right now.

What is an AVM?

An Automated Valuation Model (AVM) is a computer-generated estimate of a property’s market value. It uses statistical modeling, machine learning, and publicly available data to calculate a number—usually within seconds.

AVMs are meant to provide a quick snapshot of a property’s potential value, not a full appraisal. They rely on broad datasets rather than on-the-ground inspection, which is why values from different sites often vary widely.

How Each AVM is Created

1. Zillow (Zestimate)

• Pulls from public records (tax data, deeds, property characteristics).

• Uses recent comparable sales in the area.

• Updates daily, applying machine learning that factors in regional trends.

• Stronger in areas with lots of sales data; weaker in unique or rural markets.

2. Redfin Estimate

• Uses MLS data directly from participating brokerages, which is typically fresher than public records.

• Compares homes with similar characteristics (square footage, location, features).

• Updated weekly or more often if the home is on the market.

• More accurate for listed homes, less so for off-market properties.

3. Realtor.com Estimate

• Aggregates data from multiple sources, including MLS feeds and public records.

• Runs models that weigh local market conditions and comparable sales.

• Tries to balance between broad market data and property-specific features.

4. Homes.com Value

• Relies on a mix of county records, tax assessments, and MLS data where available.

• Uses proprietary algorithms to forecast value based on neighborhood sales activity.

• Generally updated monthly, so can lag in fast-moving markets.

The Key Difference

All AVMs rely on similar ingredients—public records, sales comps, and market trends—but each platform weighs those ingredients differently. That’s why one site might value your home $50,000 higher than another.

They’re useful as a starting point but not reliable enough to price a home for sale—because they can’t see upgrades, condition, or micro-neighborhood details.

Why Professionals (and Teams) Get It Right

That’s where my team, Agents With A Smile, steps in. We don’t just toss out a number—we create a strategy.

Here’s what we bring to the table:

• Local expertise – We know which pockets of Boise and the Treasure Valley bring higher offers, and why.

• Tailored pricing – We pair you with the right professional on our team who specializes in your home type. Whether it’s luxury, investment, or first-time family homes—we’ve got the right person.

• Buyer psychology – We know how buyers think. We help with staging, pricing strategies, and market timing so your home gets maximum attention.

• Negotiation power – A number is one thing. Securing the right offer, with the right terms, is where the real value shows up.

• Team advantage – With us, you don’t just get one agent—you get a full team backing your sale. That doesn’t cost you a penny more, but it makes all the difference.

Don’t Call “Uncle Bob”

We’ve all heard it before: “My uncle sells a couple homes a year. He can help me.”

Listen, your home sale is likely the largest financial decision of your life. Don’t hand it over to someone who dabbles in real estate between hosting the Catalina Wine Mixer and doing two deals a year.

Call me instead. Call Agents With A Smile. We’ll list your home the right way, at the right price, and with a strategy that works in today’s market—not last year’s.

The Bottom Line

AVMs are fine as a curiosity. But when it comes time to actually sell your home, you need accuracy, expertise, and strategy. That’s what our team specializes in—delivering the dream of homeownership everywhere and ensuring our sellers win.

📞 Call me today, and let’s get you paired up with the right expertise for your home type.

—
Thomas Tubbs
Director of Operations | Agents With A Smile
📧 thomas@agentswithasmile.com
📞 (208) 917-8994
www.agentswithasmile.com