Your Free Home Value Report: What Happens Next
Get a free value report from Kim, built on real East Valley sales, not an automated guess that has never seen your water rights or your acreage.
Your Request Is In. Here Is What Happens Now
Thank you for asking for your free home value report. Your address, your property type and your timeline came straight to me, Kim Williamson, not to a call center and not to a computer program that spits out a number. I read every request myself.
First, I pull the public record for your parcel. That tells me the lot size, the jurisdiction, the zoning and what the county has on file for the home and outbuildings. Then I look for recent sales that are truly like yours. If something matters to the price and the records cannot tell me, such as whether you have irrigation, a well, or a barn the county never recorded, I will call and ask. A five-minute conversation beats a guess every time.
I have lived in the Phoenix metro for 36 years and sold real estate for 24 of them, with more than 1,000 transactions closed. I am an 8x WPRA World Champion, I am with REAL Broker, and I have owned and designed three horse properties of my own. When I look at your barn and your water, I am looking with a horsewoman's eye.
Talk Through My Value Report With Kim
What Your Report Includes
Your report is built to answer one question honestly: what would a real buyer pay for this property? Here is what you will see.
- A price range, not a single magic number. The range comes from comparable sales, and I show you where your property falls in it and why.
- Comparables matched on product type. A manufactured home is measured only against manufactured homes, and a site-built home only against site-built homes. Mixing the two is one of the most common reasons a value comes out wrong, and I never do it.
- Comparables matched on acreage tier. A one-acre lot and a five-acre parcel sell to different buyers at different prices per acre, even on the same road. Every comparison in your report names both the product type and the acreage.
- The differences, spelled out. For each comparable, what it had that yours does not, and what yours has that it did not: water, facilities, condition, zoning.
- Your options and timeline. Based on the timeline you picked on the form, from the next three months to just curious. There is no obligation to list, ever.
Why Online Estimates Miss Horse Property and Acreage
Automated estimates work by averaging nearby sales. That can land close enough in a subdivision where every house sits on the same size lot. On horse property and acreage it falls apart, for three reasons.
There are fewer sales to average, so the program reaches farther away and further back in time. It cannot see what makes your place different: the water, the arena footing, the condition of the stalls, whether the lot clears the town's minimum for horses. And it often blends product types, so a manufactured home on two acres gets priced against a site-built home on half an acre. Even appraisers run into the thin-sales problem on rural property, which is why I build your report by hand.
What Adds Value, and What Takes It Away
These are the items I check on every horse property and acreage report. They are also what a buyer's agent will ask about the day they see your listing. For the longer version, read my article on what adds and hurts horse property value in Arizona.
Water rights and flood irrigation
Water is the biggest single swing in value. Verified flood irrigation rights typically add $75,000 to $150,000 compared with similar properties without them. The word that matters is verified. Many East Valley properties are grandfathered into annual irrigation allotments, and if a property has not been irrigated in over a year, it can take a full year to get back on the allotment. A buyer will price that year in. If you have irrigation, keep taking your water on schedule.
Well records
A documented well gives a buyer confidence. Every registered Arizona well has a number that starts with 55. Flow, water quality and pump service records turn a question mark into a selling point.
Barns, arenas and fencing
Working facilities add value. Solid stalls, good ventilation, water at the pens, shade, and an arena with real footing all count. Neglect costs more than it should. Sagging fence and manure in the pens tell a buyer the whole property was let go. And bigger is not always better. A barn built for ten horses on a one-acre lot does not add value in proportion, because buyers pay for what the land can support.
Zoning and the horse count
Arizona has no statewide horses-per-acre rule. Each town and county writes its own, so I confirm which code governs your parcel and what it allows. A lot that legally allows more horses reaches more buyers. If you are in an HOA, the CC&Rs count too.
A Note by Property Type
You picked a property type on the form, and it changes what I look at.
- Horse property: water, facilities and zoning carry the most weight, in that order.
- Land or acreage: access, utilities, water source, zoning and acreage tier drive the price. Buyers want to know what they can build and keep there.
- Single-family home: the same method applies. True comparables on similar lots, condition, and what buyers near you are paying right now. Horse property is my specialty, not my limit.
- Manufactured home on land: financing rules shape the buyer pool. The home must be built after June 15, 1976, carry its HUD data plate and certification label, be permanently affixed and titled as real property, and have proper strapping. A home moved more than once will not qualify for financing, and that changes who can buy it.
Records to Gather Before We Talk
You do not need all of these for your report. Having them ready makes our conversation faster and your number sharper.
- Your well's 55 registration number and any flow, water quality or pump service records.
- Irrigation district paperwork and the last date you took water.
- Septic location and service history.
- Permits for the barn, arena cover, shop or other outbuildings.
- Your survey and any recorded easements.
- A list of improvements with dates and rough costs.
- HOA documents, if you have an HOA.
- For a manufactured home, the HUD data plate and label details and the home's move history.
The same list helps an appraiser later, so this work is never wasted.
Your Next Step, With No Obligation
Once your report is ready, we talk it through, by phone or at your kitchen table. I walk you through the comparables, answer your questions, and tell you straight what would raise your value before a sale and what would not pay you back. Then the choice is yours. Some people list right away. Some wait a year. Some just wanted to know.
Want to talk sooner? Send me a message or call (480) 206-1500. While you wait, see how I approach pricing on my horse property value page, get the full listing playbook in my free East Valley horse property seller's guide, read how I sell a property step by step, or browse the East Valley towns I serve.
Frequently Asked Questions
How does Kim choose the comparable sales in my report?
By product type first and acreage tier second. A manufactured home is measured only against manufactured homes and a site-built home only against site-built homes, on similar acreage. Then I adjust for water, facilities, condition and zoning.
Do I have to list my property after I get the report?
No. The report costs nothing and there is no obligation. You get a price range and the reasoning behind it, and the timing is entirely up to you.
Why is my report different from an online estimate?
Online estimates average nearby sales and cannot see irrigation rights, wells, barns, arenas or zoning. On horse property and acreage, those details are often where the value is.
What if my irrigation has not been used in a while?
Tell me. Many properties are grandfathered into annual allotments, and if a property has not been irrigated in over a year, it can take a full year to get back on the allotment. That affects value, so it belongs in the report.
What records help most?
Water records first: your well's 55 registration number and service records, or your irrigation district paperwork. Then septic records, outbuilding permits, your survey and a list of improvements with dates.
Keep exploring
Ready to make your move with Kim Williamson Realtor?