Your Zestimate Isn’t Just Wrong. It’s Expensive
If you live in The Villages, chances are you’ve checked your home’s Zestimate on Zillow. It’s tempting. You pull out your phone, type in your address, and suddenly you’re looking at a number that feels exciting.
But here’s the truth. That number isn’t always accurate. And when it’s wrong, it can cost you tens of thousands of dollars.
As a real estate professional here in The Villages, I’ve seen it play out again and again. Sellers trust the Zestimate, list too high, and end up losing money by the time their home actually sells.
Let’s break down why.
The Problem with Zestimates
Zillow is built to keep you scrolling. It’s a great tool for browsing homes and daydreaming about where you might move next. But it wasn’t designed to price your largest asset.
A Zestimate doesn’t take into account:
- Local market trends in The Villages
- Seasonal buyer demand
- Upgrades and condition of your specific home
- Absorption rates (how quickly homes are actually selling)
- Appraisal comps that lenders use
Instead, it relies on algorithms and averages. And averages don’t sell houses. Strategy does.
A Real Example
Here’s how it happens:
- Zestimate says $750,000
- The market says $675,000
- Seller lists at $750,000 anyway
What happens next:
- Week 1: “We’re just testing the market.”
- Week 4: Showings slow down.
- Week 8: First price cut.
- Week 12: Second price cut.
- Day 127: Home finally sells for $650,000.
That’s a $25,000 loss. And that does not include the stress of carrying costs, utilities, and months of uncertainty.
What You Really Lose
When you chase a Zestimate instead of the market, you are not just losing on the sale price. You are also losing in other ways:
- Carrying costs: Mortgage, taxes, utilities, CDD fees, and insurance pile up while the home sits unsold
- Market value: The longer a listing sits, the less appealing it looks. Buyers wonder what is wrong with it and come in lower
- Negotiating power: Once you have cut the price multiple times, buyers sense desperation and push for more concessions
By the end, you have given away more than you ever realized.
What Happens When You Price Right
Now let’s flip the story.
You trust a professional who knows the market. Together, we review comps, current activity, and buyer psychology. We price the home at $675,000 to $699,000.
What happens next:
- You attract real buyers right away
- You create competition instead of silence
- You often end up with an offer in the first 30 days
- You sell closer to asking price, keep more of your equity, and move on with your life
That is the difference between a strategy and an app.
Why The Villages Is Unique
The Villages is not like every other market. We are a 55+ community with our own rhythm, buyer pool, and demand cycles.
Factors that impact pricing here include:
- Proximity to golf courses, rec centers, and town squares
- Whether the home is a designer, villa, or premier model
- Age of the roof and HVAC (big factors for buyers)
- Turnkey vs. unfurnished
- CDD and amenity fees
These are details Zillow cannot capture. But they are the details that make or break a sale.
So What’s Zillow Good For
Let’s be fair. Zillow has its place. It is great for:
- Browsing homes
- Getting ideas for upgrades
- Dreaming about your next move
- Killing time at work
But here is what it is not good for:
- Pricing your largest investment
- Making financial decisions
- Replacing 20 years of real market expertise
The Bottom Line
Zillow is not really free. For some sellers, it is the most expensive website they will ever use.
The difference between Zillow and a real estate professional is not just information. It is interpretation. It is strategy. It is knowing how to price to attract buyers, not scare them away.
If you are thinking about selling your home in The Villages, do not let an algorithm decide your future. Talk to someone who knows the market, knows the comps, and knows how to protect your equity.
Ready to Sell in The Villages
If you are considering selling, I would love to help you find out what your home is really worth in today’s market. No gimmicks. No guesswork. Just real strategy and real results.
Call me directly at (352) 492-1601 or book an appointment to start the conversation.
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