What is your Maricopa County home worth today? LevyRight answers with a range, built from what people actually paid for similar homes near you. Free, no account, and it tells you when it does not know.
Why a range instead of one number
Every home valuation is an estimate, including the confident-looking single numbers you see elsewhere. A single number hides how sure the estimate actually is. A range shows it.
The range we publish was calibrated against sales the model had never seen, and it contained the eventual sale price about 85% of the time. It is usually around a fifth either side of the middle. Where recent nearby sales agree with each other, it narrows. Where they disagree, it widens, because that disagreement is real information about how uncertain the answer is.
What it is built from
Recorded sale prices from Maricopa County’s own public records, and nothing else. No listing prices, no asking prices, no agent opinions, no data you have to hand over first.
Asking prices are excluded deliberately. The gap between what a seller asks and what a buyer pays moves on its own exactly when the market turns, which is the moment an estimate most needs to be right.
Each comparable sale is adjusted to today’s market level before it is compared, so a sale from two years ago and a sale from last month are read at the same point in the market. You can see every sale the estimate used, with its date and price, on the result itself.
When it refuses to answer
About one property in five gets no estimate at all. Where there are fewer than five genuinely comparable recent sales nearby, the tool says so and stops.
A number could be produced anyway. Widening the search until something turns up always produces one. It would also be wrong often enough that showing it would be worse than saying nothing, and it would look exactly as authoritative as a good estimate. So it is not shown.
What the county records cannot see
The public record holds about eight things about a home: floor area, lot size, year built, pool, and where it is. It holds nothing about condition, renovations, a view, a corner lot, the state of the kitchen, or how the property would be marketed.
Two houses on one Scottsdale street, both built in 1973, both 1,752 square feet, neither with a pool, sold a month apart for $345,000 and $480,000. Every field the county holds is identical for those two. About half the width of any range built from this data is that kind of difference, and no amount of further work removes it. That is why the answer is a range, and why nobody should treat it as an appraisal.
This is not the same as your assessment
LevyRight answers two separate questions, and they are easy to confuse.
- What is it worth? An estimate of present market value, from recent nearby sales. That is this page.
- Does the county’s assessment look too high? A comparison of the county’s own valuation against nearby sales. That is the free assessment check.
The two figures are not meant to be subtracted from each other. An assessment states what the county valued a property at as of an earlier statutory date, so the difference between it and today’s market value mixes together how far the market has moved and how far the assessment may be off. Those are different things, and the gap does not tell you which one you are looking at.
Informational only. This is an estimate from public records, not an appraisal, and not advice. It is not a valuation for lending, tax or legal purposes. Not affiliated with, or endorsed by, the Maricopa County Assessor’s Office or any government agency.
