Last Updated on October 28, 2025 by Karen Thomas
I was sitting with a homeowner over on King Street last spring, the one with the beautiful, sprawling oak in the front yard that shades the entire house in the afternoon. We were looking at a preliminary valuation report, and he just shook his head, pointing to a Zillow Zestimate that was nearly forty thousand dollars higher. “But the algorithm says it’s worth this,” he told me, and I had to explain, for what felt like the hundredth time in my twelve years doing this in Roswell, that the digital eye misses the soul of a house—and the very real, very local factors that dictate our market here.
That’s the thing about pricing a property in our city. It’s not just about square footage and bedroom counts. You’ve got the unique character of neighborhoods like Historic Roswell, with its strict architectural guidelines, versus the more modern, sprawling lots in East Roswell. And then there’s the simple fact of our weather. We don’t have the harsh winters of the north, but what we do have is that intense Georgia heat and humidity, summer after summer, that can absolutely punish an older roof or an outdated HVAC system. An appraiser who knows Roswell will spot that wear and tear a mile away, while an online model just sees a roof as a roof.
What Really Moves the Needle on Your Roswell Home’s Value
So, let’s get into the nittygritty. When I’m walking through a property to help a client understand its value, I’m not just ticking boxes. I’m looking for the things that a buyer living here will actually care about.
First, the neighborhood is everything. Honestly, the difference in price per square foot between a home just north of Holcomb Bridge Road and one south of it can be significant. It’s not just about the school districts, though that’s a huge part of it—it’s about the vibe. The Canton Street corridor, with its walkable restaurants and shops, commands a premium because that lifestyle is in high demand. A buyer looking there is different from one looking for a quiet, familycentric culdesac in the Hembree Farms area.
You know what’s funny? I’ve seen two nearly identical houses on the same street sell for a 5% difference because one had a backyard that was fully shaded by mature trees. In our Georgia summers, a shady, usable backyard is like an extra living room. It’s a feature you can’t quantify on a spreadsheet, but it’s pure gold here.
The Insider’s Take on Square Footage & Condition
Here’s a local trick a lot of folks miss. When we talk about finished basements, the value add isn’t the same as abovegrade square footage. Wait — actually, let me rephrase that more clearly. A finished basement in Roswell is a fantastic asset, but appraisers and savvy buyers will value it at a lower rate per square foot than your main floors. It’s still a huge selling point, especially for families wanting a game room or home theater, but don’t expect it to add dollarfordollar what a new bedroom upstairs would.
And condition. I can’t stress this enough. A dated kitchen from the 1990s in East Roswell will hurt your value more than a dated kitchen in, say, a more eclectic part of town where charm sometimes outweighs modernity. But universally, the two things that make a Roswell buyer hesitate every single time are old, inefficient windows and an HVAC system that’s on its last legs. You could smell the musty air from an overworked AC unit in a house I valued last August near Roswell Area Park. The buyers immediately started mentally subtracting ten to fifteen grand for a replacement. It’s just the reality.
The Three Ways to Get a True Roswell Valuation
Basically, you have three paths, and I’ve seen clients try them all.
- The Comparative Market Analysis (CMA): This is what a good local real estate agent will provide for free. It’s not a formal appraisal, but it’s a datadriven look at what similar homes in your specific part of Roswell have sold for in the last 36 months. The key is “similar” and “local.” A comp from Alpharetta isn’t a true comp for a home in Historic Roswell. A great agent will adjust for lot size, updates, and even the curve of your street.
- The Professional Appraisal: This is the gold standard, the one the bank uses for a loan. It’s a licensed appraiser coming out, taking measurements, photos, and compiling a detailed report. In my 12 years here, I’ve found appraisals to be the most reliable number. They’re not influenced by the desire to list your home; they’re just the facts. This costs money, usually between $450 and $600 in our area, but it gives you a rocksolid foundation.
- The Online Valuation Models (AVMs): Zillow, Redfin, and the like. Look, I use them too, for a quick, broadstrokes look. But they are notoriously offbase here. They can’t see your newly refinished hardwood floors, the water damage you cleverly repaired in the ceiling, or the fact that your neighbor’s house that sold was a distressed sale that dragged down the average. Use them as a starting point, but never as the final word.
I made the mistake myself early in my career of trusting an AVM a little too much when advising a friend. The model didn’t account for a rezoning that was about to happen near her property on Warsaw Road. That one still stings. The reality on the ground always trumps the algorithm.
What It Actually Costs to Pin Down Your Home’s Worth
Most homeowners in Roswell spend around $350–$600 for a formal, full appraisal from a licensed professional. A CMA from a toptier real estate agent, of course, costs you nothing but your time. Honestly, if an agent isn’t willing to spend the time to do a thorough, hyperlocal CMA for you, that tells you everything you need to know about whether you should work with them.
The price can creep up toward the higher end if your property is very unique—like a large estate home on several acres or a commercialresidential mixeduse building downtown. Those require more research and expertise to value correctly.
Local Providers and Rules of the Road
Based on actual local presence, here are some established providers in Roswell:
Professional Appraisers Inc. — Serves the greater Roswell area, including East Roswell and the historic district.
Assured Appraisal — A local firm with a strong presence in North Fulton.
Harrison Appraisal Group — Known for work in both Roswell and Alpharetta.
Berkshire Hathaway HomeServices Georgia Properties — A major real estate brokerage with many agents providing CMAs throughout Roswell.
When you’re looking for a home valuation service, always verify their credentials. You can check an appraiser’s license through the Georgia Real Estate Appraisers Board. And for any major renovations you’re considering to boost value, it’s never a bad idea to check the City of Roswell Community Development Department to see if you need a permit. The rules in the historic district are particularly strict, and you don’t want a surprise stopwork order.
Roswell Home Valuation FAQ
How often should I get my home valued?
If you’re not planning to sell, a checkin every 23 years is plenty. But if you’re thinking of listing, or if there’s been a major shift in the market or you’ve done significant renovations, it’s time for a fresh look.
Will my finished basement count in the square footage?
Usually not in the gross living area (GLA) that gets the topdollar value. It’ll be listed separately as “belowgrade” finished space, which still adds value, just at a lower rate per square foot.
Why is my tax assessment value different from my market value?
They’re completely different things! The tax assessor’s value is for calculating your property taxes and often lags behind the true, current market value. It’s based on mass appraisal models, not the specific, nuanced condition of your home.
Can I challenge my tax assessment if I think it’s too high?
Absolutely. You can appeal with the Fulton County Board of Assessors. Having a recent, professional appraisal or a solid CMA from a local agent is your best ammunition for that process.
Long story short, pricing a property in Roswell is part art, part science, and a whole lot of local knowledge. It’s about understanding that a house on a quiet street in Roswell isn’t the same as one a mile away, and that our sunbaked summers are as much a factor as any bedroom count. If you’re in Roswell, start by talking to a few great local agents and getting those CMAs. Listen to their reasoning, see if it matches the reality of your neighborhood, and you’ll be on the right track to a number that feels true.