I would separate estimated values from actual closing prices before making a move.
If you are trying to decide what a home is really worth, I would not treat estimated value and closed value as the same thing. In Banning, CA, the recent typical estimated home value was $425,920, while the typical closed price over the previous month was $400,000.
That difference is one of the most useful clues in Banning, CA right now. The recent estimate changed by -0.5% from the prior month and stood 2% above the level from 12 months earlier, while the typical asking price was $415,000. I would use estimates as context, but I would make decisions from actual closings. For a buyer, that keeps you from overpaying because an automated number feels authoritative. For a seller, it keeps you from assuming the market will automatically meet an estimate. The value model gives a broad reference point, but closed sales show what people actually agreed to pay. Use estimated value as a starting line, not the finish line. Anchor your plan to recent closings and current asking levels. Make sure your decision matches what the market has actually been willing to do.
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