Home Tools

San Diego Equity Check Before a Quiet Sale

Considering a quiet, off-market sale? Know your number first: a private estimate of value, equity and a possible net, from your purchase price and date.

Updated October 2026 · Rudy Flores

Owners who want to sell without a public listing still need to know what the home is likely worth and what they would walk away with. This page gives a private first estimate, updating your purchase price by how much Zillow's typical values in your ZIP code have moved.

Add your loan to see equity and a net after costs. Nothing leaves your browser unless you send it. For a private sale, Rudy can confirm the value with recent comparable sales before any buyer conversation.

Your purchase

ZIP code of your home

Values are Zillow's typical value for the ZIP code, not for your street.

Type of home

Uses Zillow's series for that home type when the ZIP code has one for your purchase month.

Month you bought

Year you bought

From 1985. Before 2000 the estimate chains FHFA's yearly ZIP index to Zillow.

Price you paid

Starts at Zillow's typical single-family value in 91913 for June 2016; use your own price.

Your loan

Your loan today

Pick the second choice if you refinanced or have a home equity line.

Down payment when you bought

Used with the first choice. Enter 0 for a no-down-payment loan.

Interest rate on that loan

Blank uses the Freddie Mac average for the month you bought (15-year average for a 15-year term from August 1991).

Loan term

The loan you took out when you bought.

Loan balance today

Used with the second choice: from your latest statement; include any home equity line.

Today

Condition today

Moves the range around the estimate, the same rule of thumb as the home value range tool.

Selling costs

Commission, escrow, title and transfer taxes, as a share of the price; commission is negotiable.

Taxable value on your tax bill (optional)

Leave at 0 to estimate it from your price and the State Board of Equalization's yearly factors.

This estimator runs in your browser and needs JavaScript. You can still ask Rudy for a free value from recent sales on the Request a Home Value page, or call or text (619) 392-6714.

Not sure an off-market sale is right for you? Take the Home Strategy Quiz (just four questions) and Rudy will follow up privately with a plan.

Take the Home Strategy Quiz

Talk to a lender. Rates, loan programs and approvals come from lenders, not from websites or real estate agents. Talk to your own mortgage broker, or use our preferred lender, Point Mortgage Corporation (NMLS #231073), at (619) 475-4095. You are always free to choose any lender you like, and you can verify any lender’s license at nmlsconsumeraccess.org.

This is an estimate for planning, from Zillow's ZIP-wide typical values applied to your purchase price. It is not an appraisal, a broker price opinion, an offer, a loan offer, or tax or legal advice, and Rudy is a real estate agent, not a lender, appraiser or tax professional.

How the estimate works

Zillow's typical value is noted twice for your ZIP code and type of home: at the purchase month and at the newest month.
Your price is adjusted by that change, and your condition choice sets the spread.
An original loan's balance is projected from routine fixed-rate payments starting a month after the purchase.
The midpoint less the balance is equity; minus selling costs, it becomes a pre-tax net.
The Prop 13 estimate raises your price once a year by the Board of Equalization's factor, which is never more than 2%.

Your Prop 13 value and Prop 19

A buyer in a private sale is taxed from their own purchase price, while your Prop 13 base stays tied to your old purchase. That base grew 2% a year or less, which is why it often sits far below the market.

Owners 55 or older who buy their next California home within two years of a quiet sale may be able to bring their taxable value along under Proposition 19, up to three times. The county assessor decides.

Planning ahead in private? Look at the downsizing calculator and off-market sales and property tax.

Sources and dates

Zillow Research, Zillow Home Value Index (ZHVI) by ZIP code: all homes, single-family and condo; middle tier, smoothed and seasonally adjusted (data through September 2026, files updated Oct 16, 2026)
FHFA House Price Index for five-digit ZIP codes (annual, developmental index, not seasonally adjusted; 2000 = 100), used only for purchases before Zillow's series begin. Citation: Bogin, Doerner and Larson, Local House Price Dynamics: New Indices and Stylized Facts, FHFA Working Paper 16-01 (annual, through 2025)
Freddie Mac Primary Mortgage Market Survey (PMMS): weekly 30-year and 15-year fixed averages; the page uses the mean for your purchase month (monthly means through October 2026; latest weekly 30-year average 7.24% on Oct 29, 2026)
California State Board of Equalization, Letter To Assessors No. 2026/002: inflation factors for 1976-77 through 2026-27, with Revenue and Taxation Code section 51 and California Constitution article XIII A, section 2(b) (January 13, 2026)
California State Board of Equalization, Proposition 19 (checked Oct 30, 2026)
Assumptions, not sourced figures: the condition range (the same rule of thumb as the home value range tool), 6% selling costs, 20% down, regular payments on a fixed-rate loan starting the month after you bought, and the first inflation factor applying on the first January 1 after your purchase

Questions owners ask

Can I set an off-market price from this?

Use it to frame the conversation, not to set the price. A ZIP-wide index cannot see your home's features. Recent comparable sales, which Rudy reviews privately and for free, are the basis for a quiet-sale price.

Why does it use the ZIP code?

Zillow's monthly ZIP data goes back to 2000 and gives a consistent measure of change since your purchase without anyone seeing your address.

How do I enter a refinance or line of credit?

Choose the refinance option and enter your current total balance. The page uses it directly and keeps it in your browser.

Will a private sale change my property tax?

The buyer is taxed from their purchase price. A home you buy next starts from its own price, unless an exclusion such as Proposition 19 applies; the assessor decides.