Free tool
Home Pricing Calculator
Enter the subject property and up to three closed comparable sales. The calculator returns the average price per square foot and a suggested list price range. Everything runs in your browser — nothing is stored or sent anywhere.
Subject property
Comparable sales
How to price a home properly
Price per square foot is where pricing starts, not where it ends. A calculator like this one answers a narrow question: if this home traded at the same rate as the sales around it, what would it bring? That is a useful anchor before an appointment and a useful reality check when a seller quotes a number from a portal estimate, but it treats every square foot as interchangeable, and buyers never do.
The real work is comp selection. A defensible price uses closed sales from the last six months, within roughly a mile, in the same school attendance area, and within about twenty percent of the subject's square footage. Sales older than six months describe a market that no longer exists. Sales across a boundary line — a highway, a district edge, a different tax rate — describe a different market entirely.
Once the comps are chosen, each one gets adjusted. If a comp has a third bathroom the subject lacks, its price comes down before you compare. If the subject has a renovated kitchen and the comp does not, the comp's price comes up. Adjustments are estimates of what a buyer would pay for the difference, not construction costs. After adjusting, the spread between your comps should tighten considerably; if it does not, your comps are wrong.
Then you look forward instead of back. Active listings are your competition, and pending sales are the closest thing to a live read on what buyers are accepting right now. Absorption rate — active inventory divided by monthly sales — tells you how much leverage the seller actually has. Under three months of inventory, you can price at the top of your range. Over six, pricing above the comps invites a stale listing and a price reduction six weeks later.
Finally, present the range, not a single number. Sellers trust a recommendation that shows its work: here are the comps, here are the adjustments, here is the competition, and here is the price that puts you in front of the most qualified buyers in the first two weeks — the only two weeks where showing traffic is guaranteed.
Frequently asked questions
- How does this home pricing calculator work?
- It averages the price per square foot of the comparable sales you enter, applies that average to the subject property's square footage, and returns a suggested range of plus or minus five percent around that midpoint.
- How many comparable sales should I use?
- Three to six closed sales from the last six months within about a mile is the standard. This calculator accepts up to three so you can sanity-check a price quickly; a full CMA should use more.
- Is price per square foot an accurate pricing method?
- It is a fast directional check, not a final answer. Price per square foot ignores condition, lot size, view, layout, and upgrades, which is why a real analysis adjusts each comp line by line.
- Why is the suggested range plus or minus five percent?
- A five percent band reflects the normal spread between similar homes in the same neighborhood. Where a specific home lands inside that band depends on condition, timing, and how much competition is currently listed.
- Does this replace a comparative market analysis?
- No. A CMA also weighs active and pending competition, absorption rate, days-on-market trends, and adjustments. Vinedio produces that complete analysis automatically from the property address.