A number from a person, not an algorithm
A free home valuation from Bogdan Nicolae Rus, REALTOR® with eXp Realty in Hoboken: live comparable sales for your exact block, three pricing scenarios and a launch plan, in writing, within 24 hours. Free, no obligation to list.
Most people who ask are a year away from selling, or just want to know where they stand before a refinance, a renovation or a family decision. That is fine. Fill in the form below, and I come back with the number and how I got there. If you want to talk first, book a consultation or call (201) 584-6156.
I work in English, Romanian and Spanish. Vorbim românește. Se habla español.
Get my numberWhat a real home valuation includes
Live sales for your block
The closed, pending and active homes a buyer for yours would actually look at, in your building or on your street, from the last few months, not last year. With the adjustments written out: floor, light, outdoor space, condition, monthly charges.
Fast, market, top
A price to move quickly, a price for the market, and a price to test the top, each with what it means for the first two weeks. You choose; I tell you what I would do and why.
A launch plan, within 24 hours
What to fix and what to leave, when to list against what is coming on your street, and the net number after the costs of selling. All from me, one person, who will also be at the showings.
Portal estimate, CMA or appraisal?
People ask "how much is my house worth?" and get three different answers, because there are three different tools. Only one is meant for setting a price.
A guess from the records
Zillow, Redfin and the rest work from public records and past sales. They do not know the kitchen was redone, that the unit faces a wall, or that the building has an assessment coming. Useful to see the trend of a town; not the price of a home.
What a home is priced with
A licensed agent's written opinion of value from the comparable homes, adjusted for everything the records miss. This is what I send you. It is free, it comes with the reasoning, and it is the number a listing is built on.
What the lender orders
An independent opinion by a licensed appraiser, usually required by the buyer's lender after you already have a contract. It costs money and it comes late. A careful pricing analysis up front is what keeps the appraisal from surprising anyone.
What a record cannot see
The long version is in how I price a home in Hudson County and selling a home in Jersey City: prep, timing and pricing. The costs that come off the top are in the cost-to-sell table and the transfer fee and mansion tax calculator.
Tell me about the home. I'll come back with the number.
Thanks — I will come back with your number and how I got there, usually within 24 hours.
A pricing analysis is an opinion of value prepared by a licensed real estate salesperson and is not an appraisal. Bogdan Nicolae Rus is a licensed New Jersey REALTOR® (license #2186044) with eXp Realty LLC. Information deemed reliable but not guaranteed.
I live here, and I sell here
I have been a licensed New Jersey REALTOR® since January 2020, with eXp Realty, and Hudson County is where I live and where most of my work is. When I price a home in Hoboken or Downtown Jersey City I have usually been inside the comparables, walked the building and talked to the buyers who lost the last bidding war on that street. The number comes with the reasoning, in English, Romanian or Spanish, and nothing is handed to a call center.
Not selling yet? The same analysis works before a refinance or a home equity line, before a renovation you are not sure will pay back, and for an estate, a divorce or a move abroad, discreetly. If you are ready to list, the sell page explains the whole process, and the Seller's Guide walks through it step by step. Who I am is on the about page; what clients say is on the reviews page.
Home valuation, in plain language
How much is my house worth?
What comparable homes on your block closed for in the last few months, adjusted for what makes yours different: the floor, the light, the outdoor space, the condition, the taxes and monthly charges, and what is about to list on your street. Send me the address through the form on this page and within 24 hours you have a written pricing analysis with three scenarios. It is free and there is no obligation to list.
Is the Zillow estimate accurate for Jersey City?
Treat it as a starting point, not a price. Portal estimates work from public records and past sales, so they cannot see a renovated kitchen, a ground-floor unit with no light, a building with an assessment coming or a tax abatement about to end. In Jersey City and Hoboken, two identical floor plans in one building can sell far apart, and that gap is real money. A comparative market analysis is the number a home is actually priced with.
What is a CMA?
A comparative market analysis: a licensed agent's written opinion of value, built from the closed, pending and active homes a buyer for yours would actually consider, adjusted for everything the records miss. It is what a home is priced and marketed with. It is not an appraisal, which is an independent opinion by a licensed appraiser, usually ordered by the buyer's lender after you have a contract.
Does a home valuation cost anything?
No. The pricing analysis is free and you are not committing to list with me or with anyone. The one valuation that does cost money is the appraisal, and that comes later, ordered by the buyer's lender once you have a contract.
How fast will I get the number?
Usually within 24 hours of the form, in whichever way you choose: an email with the analysis, a call where I walk you through it, or a visit to the home first if you would rather I see it before I write anything. Every answer comes with the comparables and the reasoning, so you can push back.