Our research. Your judgment. Sacramento-wide. Parcel-deep.
Features Join Alpha
Alpha Release  ·  2026
507,246 parcelsevery one in the county · by address · no coverage gaps CoverageSacramento County only · no national averages Comparablesdrawn within ¾ mile · closed in the last 12 months Benchmark11,212 homes that sold · re-valued on every build Conditionread from listing photos, not assumed average Marketindex built from our own closed sales Disclosureevery report carries its own confidence tier Strongest$300,000 – $750,000 507,246 parcelsevery one in the county · by address · no coverage gaps CoverageSacramento County only · no national averages Comparablesdrawn within ¾ mile · closed in the last 12 months Benchmark11,212 homes that sold · re-valued on every build Conditionread from listing photos, not assumed average Marketindex built from our own closed sales Disclosureevery report carries its own confidence tier Strongest$300,000 – $750,000
Home
Appraiser
Real Estate Agent
For appraisers and agents

Most valuation models have never been to Sacramento.Ours has never been anywhere else.

A national model has to price Tulsa and Tampa with the same arithmetic. Every closed sale in Sacramento County fuels our model — which is why it can tell Meadowview from Citrus Heights — same median price today, not the same momentum.

5.8%
Median error, $300K–$750K
Across 11,100 homes that sold. The leading national AVM publishes 7.5% on the same pre-list basis.†
93%
Two methods, one answer
Every property is valued twice, by different means. They agree within 10% on 93% of 11,212 homes that sold.
5.5%
When both methods agree
Median error for the 49% of homes where both methods agree within 3%. Where they disagree we tell you exactly why.
The number
In the range most of Sacramento trades in, we are more accurate than the leading national AVM.†

Every one valued using only the comparable sales that existed on the day it closed — because valuing a house with sales that happened afterwards is how a model flatters itself.

Price bandHomesMedian error
$300,000 – $450,0003,0866.2%
$450,000 – $600,0004,4755.1%
$600,000 – $750,0002,0696.6%
No anchor
Accuracy is measured against what homes actually closed at — never against a list price, which is the easiest way to make a model look better than it is.
A standing set
All 11,212 county homes that sold in the last two years with records enough to value. Not chosen after the fact, and not ours to swap when a change goes badly.
Confidence, per property
Every report carries its own tier. Thin comparable evidence is disclosed on the page rather than smoothed into a confident-looking number.
One method, every property
The same selection and adjustment rules run in every neighbourhood, recorded in the file — reproducible by anyone who wants to check.

Sacramento is priced by people. Appraisers who put their name on it. Agents who have walked the block and know which house on it was never really for sale. Investors betting their own money on the number.

None of that judgment should be replaced, and we are not trying to. We are trying to give it better ground to stand on.

Price with confidence
Every recorded sale in the county behind the number, not a national average applied to your street.
Defend with credibility
Every comparable visible and every adjustment traceable, so the file answers the question before it is asked.
Decide in minutes
The pulling, the reading, the arithmetic — already done when you open the property.
Move capital sooner
Know within minutes whether a deal is worth an afternoon, and stop spending afternoons on the ones that are not.
What this is, depending on who you are
Appraiser
Who we built it for

The afternoon you spend pulling comps, already done — every recorded sale in the county considered, the best ones bracketed and ranked, every adjustment shown with the math behind it. Defensible enough to sign your name under, fast enough to change your turn times.

Agent

Walk into the listing appointment with the number and the evidence behind it. Enter the price the seller has in mind and find out honestly whether the comparables will carry it — before you commit to it in front of them.

Alpha Access
Alpha Access

Join Our Alpha

The valuation model is live and running against Sacramento listings today. We are opening it to a small group of working appraisers and agents before general release.

What we want in return is your judgment: run the workups on properties you already know, and tell us where the number is wrong. That feedback is worth more to us than anything we can measure ourselves. Full access, no cost, no commitment.

You know the block. Which listing has been quietly shopped twice, which agent returns calls, what the house on the corner actually went for and why it went for that. You are the person a family tells the truth to — and the one who has to name a price anyway.

That instinct was earned walking houses, not read off a screen. You deserve a tool that sharpens it rather than argues with it.

The full workup on any Sacramento property — comparable analysis, condition-adjusted valuation, and a pricing strategy you can put in front of a seller.
Walk in knowing
The number and the comparables behind it, before the listing appointment rather than after it.
Test their price
Enter the figure the seller has in mind and find out honestly whether the evidence carries it.
Show your work
An opinion is arguable. An opinion with every adjustment shown is a conversation that ends.
Where it earns its keep
The listing appointmentTwo agents, two numbers, one of them explained.
Sellers rarely choose the highest number — they choose the one they believe. Bring the comparables, the adjustments, and what each difference is actually worth in this neighbourhood. The agent who can show the arithmetic wins the argument they were not having yet.
The price nobody wants to sayWhen the seller's number will not hold.
Enter it. The workup tests it against real comparable evidence and tells you plainly whether it stands. An independent analysis is a far easier thing to disagree with a seller over than your own opinion — and it saves you the ninety days you would have spent proving it the slow way.
The appraisal gapKnow what the appraiser will see, before they see it.
This is the same comparable analysis an appraiser would build, applied the same way. If the contract price is going to have trouble, you find out at the pricing stage — not the week before closing with everyone already packed.
Buyer sideWhat is it really worth, and what should we open at.
Every active listing ranked by how far the asking price sits from the valuation, then a price check on the one your client fell in love with. Condition read from the photographs, so a tired kitchen is priced as a tired kitchen and not as an average one.
It will not tell you what you want to hear. Where the comparable evidence is thin, the workup says so and carries a lower confidence tier; where a property cannot be responsibly valued, it declines rather than printing a number. That is the point — a tool that agrees with everything is worth nothing in front of a seller. This is analysis, not an appraisal: no inspection, no opinion of value.

You are the valuation. The one independent judgment in a room where everyone else has a stake in the number, and the reason an underwriter is willing to lend against a house nobody at the bank will ever see. It is careful, unglamorous work that every loan quietly rests on.

You deserve a tool that takes it as seriously as you do.

Nothing missed
Every recorded sale in the county is processed. If a comparable exists, it was considered.
Nothing to defend twice
Every adjustment shows the derivation, every rejected comp the ground it was rejected on.
PropPicker delivers
A second AI-driven valuation. Agreement corroborates; divergence gives you a band to work within.
How the workup is built
SearchFind every comparable. Miss nothing.
The search is where the hours go, and where a reviewer finds the sale you did not. Every recorded sale in the county is read and the ones that genuinely bracket your subject on size, age and location are surfaced — assembled, not hunted.
SelectionPick the best, and be able to say why.
Bracketing on gross living area, sensible distance and recency limits, similar-size filtering, tiered the way a CU-flagged file gets examined. Every candidate is shown, not only the ones that made the grid — including what was rejected and why.
AdjustmentsShow the math, not the rate of thumb.
Each line is measured from what this market actually paid for that difference. An adjustment you cannot derive is one you will defend twice. A workup leaning too hard on any single adjustment is flagged rather than quietly published.
ConditionThe adjustment most assumed, least evidenced.
Where listing photographs exist we score them room by room — kitchen, baths, living areas — and that drives the condition adjustment instead of an assumption of average. No photographs? Upload your inspection shots and get the same scoring.
Beyond the gridA second opinion built from everything the form has no room for.
Alongside the grid runs an independent valuation drawn from every recorded characteristic of the property — assessment and tax record, permit and renovation history, transaction history, neighbourhood context. Agreement is corroboration from a method sharing none of the grid's assumptions. Disagreement is flagged, not averaged away.
The report has to hold up when you are not in the room.
Sometimes years later, on a file you no longer remember, in front of someone looking for a reason it is wrong.
“Someone accuses me of bias.”
The most serious accusation an appraiser faces, and the hardest to disprove from memory. The selection rules here are applied identically to every property, in every neighbourhood, and written into the file — a reproducible method anyone can re-run is the strongest available answer to why these comparables and not others.
“I am being leaned on to hit a number.”
Enter the number you are being pushed toward. The workup tests it against the evidence and says plainly whether it holds. If it does not, you have an independent analysis saying so — a better position to refuse from than your own recollection of the market.
“The turn time is impossible and I am cutting corners.”
Corners get cut in the search, because that is where the hours are. Remove the hours and the corner stops being tempting — leaving the time for the part that actually requires you.
And when it should not answer, it does not. Vacant land, commercial zoning, a property whose comparable evidence will not support a conclusion — the workup declines rather than printing a confident number. Every report carries its own confidence tier. This is analysis, not an appraisal: no inspection, no opinion of value, no USPAP report.
Investor / Flipper
Deal scoring, ARV, renovation estimates and offer guidance. Select a property to view its details — full investor report coming to this tab soon.
Home Buyer
Every active Sacramento listing, ranked by how far it sits below our AI valuation. Filter by schools, price, beds, size, and more — click any listing for the full buyer report: a price check at the asking price, AI comparable analysis, and an appraisal-style comp grid.
… or screen for listings below
Leave School on “Any” to include all listings — choosing a specific level hides homes without a rating for that level.
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Your name and email. PropPicker is in alpha release. We save the name and email you enter in your own browser, so you do not have to retype them on a later visit — clearing your browser data removes them, and they are never shared with a third party. We record each report you request against your email so we can send one follow-up email per report, asking how that report performed. That feedback is the entire purpose of the alpha. We send nothing else, and you can ask us to delete your records at any time by replying to any of those emails.
† Median absolute percentage error of the AI weighted comparable analysis, measured 19 August 2026 across 11,100 Sacramento County homes that sold between $300,000 and $750,000 in the preceding 24 months. Each was valued using only comparable sales that had closed on or before its own closing date. Error is substantially higher below $300,000 and above $750,000. The comparison is against a national provider’s published pre-list figure; post-list numbers are measured after a list price exists to anchor to and are not comparable. Divergence between the two methods is disclosed on the report itself. PropPicker produces analysis, not an appraisal — no inspection, no opinion of value, and no report under USPAP.