What Makes a Good ARV Estimator?
Most ARV estimators on the market are repackaged AVMs (automated valuation models) that estimate current value — not post-renovation value. That's a critical difference. A good ARV estimator should:
- Pull renovated comparables specifically (not distressed sales)
- Filter for recency (last 3–6 months) and proximity (within 1 mile)
- Show its work — list the comps used, not just spit out a number
- Provide a range (low / recommended / high), not a single point estimate
- Handle non-disclosure states (TX, KS, ID, MS, AK, MT, WY) with AVM fallbacks
Anything that fails those criteria is a current-value calculator, not an ARV estimator. For the underlying methodology, see our guide on how to find ARV.
Quick Comparison
| Tool | Price | Speed | Best For |
|---|---|---|---|
| Revaluno | $19.99/mo | ~2 min | Investor-grade ARV with renovated comps |
| Zillow Zestimate | Free | Instant | Current as-is value only — not ARV |
| Redfin Estimate | Free | Instant | Same — current value, not post-rehab |
| PropStream | $99/mo | ~10 min | High-volume wholesalers, manual comping |
| DealMachine | $59+/mo | ~5 min | Driving-for-dollars + ARV bundle |
| Licensed appraiser | $400–$600 | 1–2 weeks | High-stakes deals, lender requirements |
Free ARV Estimators — What They're Good For
Zillow Zestimate, Redfin Estimate, Realtor.com: These are AVMs, not ARV tools. Use them as a sanity check on current as-is value, never as your ARV input. The gap between Zestimate and a proper ARV can easily be $50K+ on a renovation deal.
Revaluno ($19.99/mo): Runs a full ARV report end-to-end — renovated comps, a low/recommended/high value range, and a lender-ready PDF. Best paid option specifically for ARV, with no contract.
The ARV estimator built for investors — $19.99/mo
AI-selected renovated comps, a low/recommended/high value range, and a downloadable lender-ready PDF — all in under 2 minutes.
Get StartedPaid ARV Estimators — What You're Paying For
PropStream ($99/mo): Massive data set, but you do most of the comp selection manually. Worth it if you're pulling 50+ comps a month and want full control.
DealMachine ($59+/mo): Bundled with driving-for-dollars and skip-tracing. The ARV is a side feature, not the main product.
Revaluno ($19.99/mo): AI-driven comp selection with renovation-matched filters. Lowest price point in the category, generates lender-ready PDFs, and includes the full CMA tool + STR analysis.
Which ARV Estimator Should You Use?
- Brand new investor, screening your first deals: A low-cost tool that pulls renovated comps (Revaluno, $19.99/mo, cancel anytime).
- Active flipper doing 1–5 deals/month: A $20–$60/mo AI estimator pays for itself in saved hours.
- High-volume wholesaler (50+ comps/mo): PropStream or a similar bulk-data platform.
- Hard money loan application or first deal in a new market: AI estimator + a $400 appraiser sanity check.
Whatever you pick, the rule is the same: an ARV estimator is a starting point, not a substitute for understanding the comps the tool is using. Always glance at the actual sales it picked before making an offer.
Frequently Asked Questions
Are free ARV estimators accurate?
It depends. Free estimators that rely purely on automated valuation models (AVMs) like Zillow's Zestimate are not reliable for ARV — they reflect current as-is value, not post-renovation value. AI-powered estimators that pull renovated comps (like Revaluno) are far more accurate.
What's the most accurate ARV estimator?
A licensed appraiser doing a 'subject-to' appraisal is technically the most accurate, but costs $400–$600 and takes 1–2 weeks. AI estimators that show their comps and adjustments are the next best thing — fast, defensible, and within ~5% of an appraiser's number in active markets.
Can I use Zillow as an ARV estimator?
No. Zestimate is an automated as-is valuation. It does not project post-renovation value. Using Zestimate as ARV is one of the fastest ways to lose money on a flip.
Do I need an ARV estimator if I have an agent?
An agent's CMA is a good sanity check, but most agents value as-is — not ARV. For renovation projects, you'll still want a tool (or a flip-experienced agent) that can pull renovated comps specifically.