Let’s be real — when it’s time to sell your home, the first thing most people do is hop on Zillow and check their Zestimate. It’s fast, it’s easy, and it feels official. But here’s the kicker: that number? It’s not gospel. In fact, it can be off by tens of thousands of dollars — in either direction.
So before you base your entire pricing strategy on an algorithm, let’s break down the truth behind Zestimates — and how to actually get your home priced right.
What Is a Zestimate, Really?
Zestimates are Zillow’s estimated market values, based on public data, previous sale history, and a sprinkle of machine learning. Sounds smart, right? But they’ve never walked through your house. They don’t know you’ve got heated floors, brand-new appliances, or a view that slaps.
In short: it’s a math formula, not a market expert.
Why Zestimates Miss the Mark (Especially in Northern Michigan)
Outdated or incorrect data
→ If your square footage or renovation history isn’t updated, that number is already skewed.
No context for condition or quality
→ Two homes may have the same specs, but one could be fully renovated and staged, while the other still has shag carpet from the ‘70s.
→ Two homes might both be “3 bed, 2 bath” in Slabtown — but one has quartz countertops, refinished wood floors, and a fresh exterior. The other? Not so much.
They can’t factor in buyer psychology
→ Neighborhood vibes, seasonal timing, and market demand shift weekly — and only a human can interpret that nuance.
Local nuances don’t compute
→ Zestimates don’t account for micro-market dynamics like which side of the street has better views of Grand Traverse Bay, or what a walk to Clinch Park adds to buyer value.
So… How Should You Price Your Home?
- Get a Comparative Market Analysis (CMA)
A local agent (Any member of Team Dakoske!) will analyze recent sales, active competition, pending listings, market trends, and market conditions — all through the lens of your home’s unique features. Plus it gives you a real-time snapshot of your home’s actual value so there is no short falls during the appraisal process. - Walk-Through Value
An in-person tour lets an agent account for upgrades, layout flow, curb appeal, and overall condition — things the Zestimate simply can’t touch. We notice things algorithms simply can’t. - Strategic Positioning
Pricing isn’t just about numbers — it’s also psychology. A home priced at $399,000 will show up in more buyer searches than $405,000. Small shifts = big exposure. - Timing Matters
Listing too high in a slowing market can lead to price drops. Listing too low in a hot one? You might leave money on the table. Strategy is everything.
Bottom Line: Use Zestimates as a starting point — not the strategy.
If you’re thinking of selling, don’t gamble on algorithms. Let’s chat, walk the property, and build a pricing plan that’s rooted in your home and this market — not just formulas.
Any member of Team Dakoske can walk you through a custom market analysis, explain your pricing options, and show you how to position your property for top dollar — no algorithm required.
Matt Dakoske | Team Lead & Realtor® | 231-590-7722
Jenn Frankhouse | Realtor® | 231-631-7276
JD Dakoske | Realtor ® | 231-620-1333
Nav Dhami | Realtor ® |231-645-4484
Emily Kuschell | Realtor® | 231- 632-0747
Jessie Deiss | Realtor® | 231-392-6698
Lilly Clark | Realtor® | 231-633-5869
If you would like to know more about our agents, CLICK HERE!