They don't know your updates, your condo's financials, or what's actually selling three streets over. I price homes the way buyers and appraisers really evaluate them — in context.

• A current value range grounded in real comparable sales.

• The two or three factors most likely to move your number.

• An honest read on timing — selling now vs. later.

• If you want it, a simple plan for how I'd market the home.