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You have checked your Zestimate. Almost everyone has. What Zillow does not tell you while you look at it is that the number sitting on your off-market home is the least accurate version of your value the company produces, off by roughly seven percent at the median. Here is why the estimate you trust most is the one Zillow trusts least, and what actually determines your home's real number.

Everyone shopping in Memorial looks at the same tax number, and it is the wrong one. The village rate looks reassuringly low, and it is the smallest piece of what you will actually pay. Here is how the Memorial Villages tax structure really works, why it varies from one village to the next, and the question to ask before you write an offer in any of the six.