Priced from the street, not a citywide slogan.

How a price gets made

Pull the last six sold on the street. If the street is thin, widen one notch and say so.

Adjust for the things a buyer will feel: condition, lot, backing, finished basement, metro district, HOA.

Ignore the portal estimate until the solds are on the table. Then use it only as a thing the buyer has already seen.

Skip a citywide percentage. A Highlands Ranch village and a Centennial ranch are not the same market.