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Find out what your Riverside County home should list for—and what it could actually sell for.
What could your home sell for?
Start with the property address. Chris will research the rest.
Across 253 homes I have sold since 2011, the ones that never needed a price reduction sold for a median 100.7% of their original asking price in 10 days. The ones that cut twice or more sold for 94.2%, and it took 90 days. The first price is the one that decides.
- Researched by a person
- Comparable sales included
- No obligation
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The pricing record: what a price reduction actually costs
Most sellers think a high asking price leaves room to negotiate. The listing sits, the price comes down, and the home sells for less than it would have if it had been priced correctly on day one.
The obvious objection is that this just reflects a recent softer market, so I checked. It does not. The same pattern holds in 2011 through 2019, in 2020 through 2022, and in 2023 through 2026. Three completely different markets, same result every time.
About six points of your sale price and roughly eighty days sit on the difference between pricing right and testing a number.
Chris Leeper listing record, CRMLS, 253 arm's-length closings, Riverside and San Bernardino counties, 2011 to 2026. Dual agency transactions excluded.
The record: how my listings have actually performed
Two numbers, because they say different things and only showing you the first one would set an expectation today's market will not meet.
Since 2011
Last 24 months
The gap between those two columns is the market, not the method. Homes take longer and sell closer to asking than they did three years ago. Any agent telling you otherwise is quoting a number from 2021.
Moreno Valley: 140 of those sales were here
Median 12 days on market. Median 100.0% of original list price. 81% never took a price reduction.
Fourteen years in one city gets you something a search radius cannot. I know which streets appraise and which ones fight it, which tract floor plans buyers ask for by name, and what a buyer in Moreno Valley will overlook versus what sends them to the next listing.
If your home is in Menifee, Beaumont, Perris or Riverside, the same record exists there. Ask and I will pull it for your area before we meet.
How we price: how is this different from a Zestimate?
An automated valuation is a good tool for what it is built to do. It reads public records and recent nearby sales and gives you a number in a second, which is genuinely useful when you are just wondering. Zillow publishes its own accuracy figures and recommends pairing the estimate with a comparative market analysis from an agent, which is sound advice.
What it works from is data that exists in a database. It does not know the condition of your roof, whether the addition was permitted, how the lot sits, or what the inside looks like after the remodel you did in 2019.
A valuation from me starts with the same sold comparables and then adjusts for the things a buyer standing in your living room will react to. You get two numbers, a list price and an expected sale price, along with the comparable sales I used and why I weighted them the way I did.
Start with the instant estimate. Then get the second number before you pick a list price.
Built for databases,
not your home
Automated valuations cannot account for:
- Roof and HVAC condition
- Unpermitted additions or remodels
- How the lot sits and orients to the street
- What the interior looks like post-remodel
“We encourage buyers, sellers, and homeowners to supplement Zillow's information by doing other research such as getting a comparative market analysis (CMA) from a real estate agent”
— Zillow.com
What it costs: what changed about what a seller pays
Buyer agent compensation used to be published in the MLS, which meant it was handled before your home ever hit the market and you rarely thought about it as a line item.
Since August 2024 it is negotiated into the contract instead. It shows up on your closing statement as a credit to the buyer. The money was always coming out of the sale. It is just visible now, it is negotiable now, and it arrives attached to an offer rather than settled in advance.
Every listing I have closed since that change has included a credit of some kind. What it is for, how large it is, and whether it is worth taking is a conversation about a specific offer, not a number I can put on a web page. Budget for it and it is a line item. Discover it at the closing table and it feels like a loss.
What happens after you list
Photos and video first, then the listing goes live on a day chosen to land in the weekend search traffic. Showings, feedback, and a conversation with me every week whether there is news or not. When offers come in we read them together, because the highest number is not always the best offer and the financing attached to it changes what you actually net.
The full version is in the complete guide to selling a home in Riverside County, including what to fix before you list, how to read an offer, and what to do if your home does not sell.
Find out what your home is worth
Tell me the address and I will put together a real valuation, researched by a person, with the comparable sales I used and the price I would list it at. No obligation and no sales pitch afterward if the timing is not right.
Chris Leeper, REALTOR®, DRE #01881634, Leeper Realty Group. Brokered by eXp Realty of California, Inc. This content is for general information only and is not legal, tax or financial advice. Market figures come from the sources named, reflect the date shown, and may change. Talk with a qualified attorney, tax professional or lender about your specific situation. Equal Housing Opportunity.