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Helpful InformationPublished January 14, 2026
The Difference Between Zillow and Reality
**How Much Is My Home Worth?
The Difference Between Zillow and Reality**
If you’re thinking about selling your home in Michigan, one of the first things you’ve probably done is type your address into Zillow to check the Zestimate.
And then you wondered:
💬 “Is that number real?”
💬 “Could I actually sell for that?”
💬 “Why does the price keep changing?”
Here’s the truth:
**Zillow is a helpful starting point —
but it’s rarely an accurate valuation of your home.**
In Michigan especially, Zestimates can be off by 5%–20%, and in some cases far more.
Let’s break down why Zillow gets it wrong… and how to get a number you can actually trust.
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1. Zillow Has Never Been Inside Your Home
Zillow doesn’t know:
• If you updated the kitchen
• If the roof is 20 years old
• If your basement is finished
• If you have a lake view
• If you added a deck or patio
• If you upgraded plumbing or electrical
• If your home is impeccably maintained
• If your neighbor’s house needs major updates
Zestimates are based on an algorithm, not an inspection, walkthrough, or real evaluation of condition.
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2. Michigan Subdivisions Are Hyper-Local — Algorithms Can’t Keep Up
Two homes in the same ZIP code can differ by:
• School district
• HOA rules
• Lot premium
• Waterfront / pond / wooded privacy
• Traffic noise
• Street desirability
• Quality of nearby homes
Zestimates treat these homes as the same.
Real buyers don’t.
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3. Zillow Mixes In Sales That Aren’t Comparable
The algorithm often pulls:
• Fixer-upper sales
• Non-arm’s-length sales (family transfers)
• Estate sales
• Foreclosures
• Distressed properties
• New construction premiums
• Homes twice the size of yours
These improper “comps” skew the value drastically.
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4. Michigan Public Records Are Often Outdated
Many cities and townships in Southeast Michigan update records infrequently.
Zillow may think your home is:
• 1,200 sq ft (when it’s actually 1,450)
• Missing a bathroom
• Missing a finished basement
• Still using the square footage from 10 years ago
Your Zestimate is only as good as the records feeding it — and those records are often incomplete.
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5. Zillow Can’t Factor Real Buyer Behavior
A true valuation requires:
✔ Local demand
✔ Competing inventory
✔ Seasonality
✔ Interest rate impact
✔ Buyer motivation
✔ Pricing strategy
✔ Photographs and presentation
✔ Marketing plan
Zillow can’t analyze these human variables — but they determine your actual sale price.
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6. Real Michigan Market Data Beats Algorithms Every Time
A professional valuation includes:
• Recent comparable sales (hand-selected, not algorithm-picked)
• Pending sales (Zillow can’t see these accurately)
• Active competition
• Neighborhood microtrends
• Real pricing strategy
• Home condition
• Buyer demand in your price range
• Time of year impact
• Agent insight from dozens of transactions
This produces a value range that is far more accurate than any estimate online.
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7. So… how do you know your home’s true value?
You have two smart, no-pressure options:
✔ Free dynamic market report
A live tool that updates every time your neighborhood activity changes.
✔ Professional, real-world valuation
(Not a Zestimate copy — an actual pricing analysis based on data, comps, and condition.)
Both are free.
Both are private.
Both give you clarity without committing to anything.
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Bottom Line
Zillow is a starting point — not a price.
A Zestimate can’t replace a professional evaluation that factors in condition, competition, and actual buyer demand.
If you’d like your true market value, I can run a custom valuation for your home anytime — no listing required, no pressure.
Are you buying or selling a home?
When are you planning on buying a new home?
Are you pre-approved for a mortgage?
Would you like to schedule a consultation now?
When are you planning on selling your home?
or another way