3 Reasons Your Zillow Zestimate Is Probably Inaccurate

By Ted Holmes

A lifelong resident of Chappaqua, Ted began his career as a mortgage loan officer over 20 years ago, eventually co-owning The Asset Center, Inc., a mortgage brokerage firm in Armonk, NY.

I often get asked this question: “Is my Zestimate accurate?” And every time, I give the same answer—Zillow has never seen your home. It doesn’t know what makes your home special. Maybe you’ve made improvements over the years. Perhaps it’s the layout, the lighting, or the ambiance that makes it feel welcoming when someone walks in. Zillow can’t see that. It simply runs your address through a general formula, not that of a local expert.

Your home has value Zillow can’t see. No two homes are exactly alike, even on the same street. Small details, thoughtful updates, and hidden features can significantly impact value, but they’re often overlooked in online estimates. Zillow doesn’t walk your property or understand how it lives. That matters when buyers come through the door.

Algorithms don’t reflect real market demand. Zillow uses broad algorithms. It doesn’t track emotions, urgency, or the way local demand is shifting. A property that sparks multiple offers in a weekend won’t register on Zillow until long after it’s under contract. As agents, we can see pricing activity in real-time—Zillow can’t.

Timing matters more than you think. In fast-paced markets, homes can go under contract in days and sell for significantly more than the asking price. However, public sales data takes time to update. That lag makes it hard for Zillow to keep up. So, while your Zestimate might reflect older data, an agent can access up-to-date pricing from contracts already in place.

Online estimates are not a pricing strategy. Zillow estimates can be fun to look at, but they shouldn’t be the basis for serious decisions. Your home is likely one of your biggest assets. Relying on an automated number, without any local context, can lead to false expectations. If you’re thinking of selling, refinancing, or just curious about your value, you need more than a guess.

If you’ve been wondering whether your Zestimate is accurate, send it to me. I’ll take a closer look and walk you through how it compares to current market conditions in your area. No guessing. No pressure. Just honest, straightforward insight. Call me at (914) 548-6179, email ted.holmes@raveis.com, or visit theholmesteamny.com to start the conversation. Your home deserves more than an automated number. Let’s determine its true value.