Closed sales set the value range. Active listings set the competition. The report shows the seller both, comp by comp.
—
—
We split the prices within 5% of this home's estimated value into seven overlapping windows, each 2% wide. For every window we count homes that went under contract or closed in the last 90 days (buyers who acted) against homes still for sale (competition). The strike zone is the window with the most buyers acting per home still competing. Pricing there puts the home where demand is deepest and the shelf is thinnest.
The speed figures above are measured, not forecast: they come from every closed sale within 10% of the strike zone in the last 12 months.
Two independent estimates are averaged. The first adjusts each comparable sale line by line, the way an appraiser does: living area, baths, garage, pool, lot and condition. The dollar rates are the typical adjustments used across 48 local appraisals, counting each appraiser once so no single appraiser's habits set the number. Condition is priced from what buyers actually paid: across 2,013 Visalia sales, updated homes sold for about 5% more than average ones and dated homes about 4% less.
The second estimate takes the five most similar recent sales and adjusts only for size. Averaging the two tested best. Tested on 503 past Visalia sales, half of estimates landed within 4.6% of the actual sale price and 80% within 9.8%. That is why the value is shown as a range.
Each row is a 2% price window. The copper bar counts buyers who acted in that window; the outlined bar counts homes still competing for them. A long copper bar next to a short outline means buyers are outrunning supply at that price. Your proposed price is marked, and the strike zone is the row the report recommends.
What each list price is likely to put in the seller's pocket after time on market. Planning scenarios, not a promise for this home.
The three list prices come from the strike zone: its low end, its midpoint, and 2% above its top.
Measured: the sale price each path is likely to reach. Closed sales near this price are sorted by how far over or under list they sold and split into thirds; the strongest third sets the low-price path, the weakest third the high-price path. With fewer than nine sales, fixed ratios are used instead (100.5%, 98.5%, 94%).
Assumed: time on market. The middle path uses the median days current listings have been on the market (at least 14), the low path 35% of that (at least 7), the high path 2.5 times it. Carrying cost is 0.65% of the price per month, a stand-in for payment, taxes and insurance.
The Demand Pressure Index runs 0 to 100 and describes the whole local market, not this home. 60% of it is absorption: homes that went under contract for every home still for sale, capped at 100. 40% is inventory: 12 months of supply scores 0 and no supply scores 100. Above 75 is a seller's market, 55 to 74 active, 35 to 54 cooling, below 35 a buyer's market.