How Your Estimate Is Built
Your estimate comes from real sold prices — houses, townhomes and condos alike — not an algorithm guessing at your postal code. Here is exactly what happens when you submit the form.
We start as close to your home as we can get
For a condo, that means sales inside your own building — the strongest signal available, because they share your finishes, amenities, maintenance fees and location exactly. For a house or freehold townhome, it means recent sales of the same property type in your development and then your neighbourhood. Either way we match on size first: sales within 15% of your square footage, because price per square foot tracks a home’s size far more closely than it tracks its bedroom count.
We widen only as far as we have to
If there are not enough recent sales that close in size, we widen — to a looser size band matched on your bedroom count as well, and outward from your building to your development and then your neighbourhood — stepping the time window back one month at a time. An active market gives you a tight, very recent estimate; a quiet one reaches back further only because the market offers no alternative.
We adjust for how the market has moved
A sale from eight months ago was priced in an eight-month-old market. We scale every comparable sale to present-day dollars using your neighbourhood’s own monthly price trend, so an older sale is not quietly dragging your estimate down (or up).
We check that answer against the rest of the market
The closest comparable sales produce the estimate, but they are not the only sales we hold. We value your home a second and a third time from independent groups of sales — your development, then your wider neighbourhood, with no sale ever counted twice — and compare the three answers. Landing close together is real corroboration, and we say so. Disagreeing widens the range and lowers the confidence we report, because the honest conclusion in that case is that the market has not settled on one price for a home like yours.
We show you the range and the evidence
You get a range rather than a single number, and we tell you how many sales it is based on and how far back we had to look. The thinner or older the evidence, the wider the range. Houses and freehold townhomes get a wider range again, because land value is a large part of what they are worth and comparable sales alone cannot measure your particular lot — we would rather be honest than look precise.
What This Estimate Is — And Isn't
This is a quick, computer-generated estimate based on recent comparable sales data — it does not account for your property's actual condition and can be wrong. Many factors move the real value up or down and aren’t reflected here: renovation quality and finishes, appliance age, HVAC and roof condition, windows, flooring, paint and staging, floor level and view/exposure (condos), parking/locker inclusions (condos), lot size, frontage, and lot shape (houses/townhomes), driveway and garage, basement finish, landscaping and curb appeal, and building-wide items like lobby/common-area condition where applicable. It also can’t capture how the property is presented once it’s actually on the market — selling well is about showcasing a home at its best. Professional photography, staging, and real online marketing widen the pool of buyers who see it and raise how desirable it looks, and that is what turns a fair price into a strong one. For an accurate price and a professional listing strategy, contact us for a free in-house evaluation.
Get Your Home Value Report
Tell us about your property and we'll show you what comparable units have actually sold for.
Step 1 of 4