At a Glance

• Zillow, Redfin, Realtor.com, and other real estate websites can show different Northwest Hills home prices without any of them necessarily being wrong.
• The biggest reasons are different time periods, geographic boundaries, property types, sample sizes, and calculation methods.
• Current data illustrates the problem: Realtor.com reports a median sold price of $816,250, while Redfin reports a recent three-month median sale price of about $1.11 million for Northwest Hills.
• Northwest Hills has enough variation in home size, age, condition, lot quality, and renovation level that one neighborhood-wide number can be misleading.
• For a specific home, recent comparable sales are generally more useful than relying on a single online estimate.

If you've ever looked up Northwest Hills home prices on two different websites and wondered why the numbers don't match, you're not imagining things.

One site might tell you the typical home is worth around $800,000.

Another might show a median closer to $1.1 million.

A third website might give you an automated estimate that is higher or lower still.

So which one is right?

The short answer is: possibly all of them, depending on what they're measuring.

Real estate websites don't necessarily use the same homes, the same geographic boundaries, the same time period, or the same methodology.

And in a neighborhood like Northwest Hills, those differences matter.

Why are Northwest Hills home prices different from site to site?

The first thing to understand is that there isn't one universal definition of "Northwest Hills home prices."

Different websites build their market statistics from different datasets and calculations.

For example, Redfin says its Northwest Hills statistics are based on its calculations using MLS and/or public records. Its latest three-month period through August 2026 shows a median sale price of $1,107,465.

Realtor.com currently reports a median sold price of $816,250 for Northwest Hills and approximately $346 per square foot. Its page also shows 44 active listings.

Those are very different numbers.

That doesn't necessarily mean either company made an error.

It means you're looking at different measurements of a complicated local market.

Does the time period change the median price?

Absolutely.

This is probably the biggest reason two websites can tell different stories.

Imagine Northwest Hills had these five sales in one month:

• $700,000
• $750,000
• $850,000
• $1.2 million
• $2 million

The median would be $850,000.

Now imagine the next month had these five sales:

• $900,000
• $1 million
• $1.1 million
• $1.3 million
• $1.8 million

The median would be $1.1 million.

Nothing about the neighborhood suddenly became 30% more valuable.

The mix of homes that sold simply changed.

This is particularly important in a relatively small neighborhood where a handful of sales can have a noticeable impact on the statistics.

Why does a three-month number differ from a yearly number?

Because they're answering different questions.

A three-month median tells you more about recent activity.

A 12-month median gives you a larger sample and can smooth out some of the month-to-month swings.

Neither is automatically better.

If you're trying to understand what buyers are paying right now, recent sales may be more useful.

If you're trying to understand the broader market over the past year, a longer period may give you more context.

The problem comes when someone compares a three-month Redfin number with a 12-month number from another site and assumes they're supposed to match.

They aren't measuring the same thing.

Do all websites use the same Northwest Hills boundaries?

No.

And this can create some surprisingly large differences.

"Northwest Hills" can refer to a neighborhood boundary, a real estate search area, a ZIP code, or a broader area that includes nearby neighborhoods.

For example, Realtor.com separately identifies Northwest Hills within ZIP code 78731. Its current 78731 data shows a median listing price of approximately $1.087 million, while its Northwest Hills neighborhood page shows a median listing price of $533,250.

Why such a huge difference?

Because 78731 is not the same thing as Northwest Hills.

The ZIP code includes other neighborhoods and property types.

This is a perfect example of why ZIP-code statistics shouldn't automatically be used as neighborhood statistics.

Why does the mix of homes matter so much?

Northwest Hills isn't a neighborhood filled with identical houses.

You'll find:

• Older original homes
• Renovated mid-century properties
• Larger homes
• Smaller homes
• Teardown opportunities
• Custom homes
• View properties
• Homes on larger lots
• Homes with challenging lots
• Properties needing major updates
• Fully renovated, move-in-ready homes

That means the composition of sales can dramatically affect the median.

Suppose ten homes sell in Northwest Hills.

If six are older homes needing substantial work, the median might fall.

If six are extensively renovated homes on premium lots, the median could rise.

The neighborhood didn't change overnight.

The properties that changed hands did.

Why can the median price be misleading?

A median is useful, but it doesn't describe every home.

Imagine the median Northwest Hills sale price is $1 million.

That doesn't mean a 1,800-square-foot original-condition home is worth $1 million.

It also doesn't mean a fully renovated 3,500-square-foot home with an exceptional lot is worth exactly $1 million.

The median simply tells you where the middle of a particular group of transactions falls.

That's very different from determining the value of one specific property.

Why do automated home-value estimates differ?

This is where websites like Zillow, Redfin, and others can get especially confusing.

Automated valuation models—or AVMs—use algorithms to estimate a property's value based on available data.

That data can include:

• Recent sales
• Property characteristics
• Square footage
• Location
• Tax records
• Historical sales
• Market trends
• Other statistical variables

But algorithms don't walk through the house.

They don't necessarily understand that one Northwest Hills home has a dramatically better lot than another.

They may not fully understand the quality of a renovation.

They may not recognize that one street is significantly quieter than another.

They can't stand in the backyard and appreciate a particular view.

And they don't always know about improvements that haven't been properly reflected in the available records.

That's why an online estimate can be a useful starting point, but it shouldn't be treated as an appraisal or a precise market valuation.

Why are two similar homes sometimes worth very different amounts?

This is particularly important in Northwest Hills.

Two homes might both have 2,500 square feet.

One could sell for $900,000.

Another could sell for $1.2 million.

That doesn't automatically mean one buyer overpaid.

The difference could come from:

• Lot size
• Lot usability
• Privacy
• Street location
• Views
• Renovation quality
• Floor plan
• Natural light
• Outdoor living
• Garage configuration
• Condition of major systems
• Proximity to traffic

The physical house is only part of what you're buying.

You're also buying the land and the location.

Why does price per square foot vary between websites?

The same problem applies to price per square foot.

Realtor.com currently reports approximately $346 per square foot for Northwest Hills, while Redfin reports about $382 per square foot.

Again, that doesn't necessarily mean one number is wrong.

The calculation can change depending on:

• Which properties are included
• Whether the number is based on sold or listed homes
• The time period
• How square footage is recorded
• The geographic boundary
• The type of properties included

And even if both websites used exactly the same sales, price per square foot still wouldn't tell the complete story.

A 3,500-square-foot home can sell for a lower $/SF than a 2,000-square-foot home because buyers aren't simply purchasing square footage.

Does the number of sales matter?

A lot.

Suppose one website calculates a median using 15 recent sales and another uses 80.

The smaller sample can move considerably depending on which homes happened to sell.

If three unusually expensive homes close in one month, the median can jump.

If several smaller or distressed properties close the following month, it can fall.

That's one reason I prefer looking at multiple recent comparable sales rather than hanging a decision on a single neighborhood statistic.

Why do listing prices and sold prices look so different?

Because they're measuring different things.

A listing price is what the seller is asking.

A sold price is what the buyer actually paid.

Those are not necessarily the same.

Realtor.com's current Northwest Hills data, for example, separates median listing price from median sold price.

This distinction matters because sellers can list high.

They can also list low to generate attention.

The final sale price is what tells you where the market actually landed.

That's why I generally put more weight on closed comparable sales when determining value.

Should you trust Zillow, Redfin, and Realtor.com?

Yes—but understand what you're looking at.

These websites are extremely useful for:

• Finding properties
• Watching inventory
• Tracking broad trends
• Comparing neighborhoods
• Getting a general sense of pricing
• Researching a property's history

They become less reliable when you ask them to answer a very specific question:

"What should this particular Northwest Hills house sell for today?"

That's a much harder question.

And the answer requires more than an algorithm.

What is the best way to determine a Northwest Hills home's value?

Start with recent comparable sales.

The best comps usually have similar:

• Location
• Lot size
• Home size
• Age
• Condition
• Renovation level
• Layout
• Views
• Property characteristics

Then adjust for the differences.

For example, if your house has a significantly better lot than a comparable sale, that matters.

If your house needs $200,000 of work and the comparable was fully renovated, that matters too.

This is where local knowledge becomes important.

The right comparable isn't necessarily the house closest to yours.

It's the house that competes for the same buyer.

What should buyers do when websites show different prices?

Don't panic.

And don't automatically choose the lowest number because it makes the house look like a better deal.

Instead, ask:

What exactly is this number measuring?

Look at:

1. The date — Is it based on the last month, three months, or 12 months?
2. The geography — Is it actually Northwest Hills, or a ZIP code or broader area?
3. The property type — Are condos, townhomes, and single-family homes being combined?
4. The sample size — How many sales produced the statistic?
5. Sold versus listed — Are you looking at what sellers want or what buyers actually paid?

Once you understand those five things, the numbers start making a lot more sense.

What should sellers do with conflicting online estimates?

Don't pick the website with the highest number.

And don't pick the one with the lowest number either.

Instead, build your pricing strategy around the actual competition.

Look at:

• Recent closed sales
• Current competing listings
• Pending sales when available
• Price reductions
• Days on market
• Condition
• Lot characteristics
• Renovation quality
• Buyer demand at your price point

The goal isn't to make your home match an online algorithm.

The goal is to position it correctly against the homes a buyer can choose instead.

So, which Northwest Hills home price is actually correct?

There may not be one single "correct" neighborhood price.

That's the key takeaway.

Current sources show just how dramatically the numbers can differ. Redfin reports a recent three-month median sale price of about $1.11 million, while Realtor.com reports a median sold price of $816,250.

Those numbers are not necessarily contradictory.

They're snapshots created using different methodologies and datasets.

And Northwest Hills is complicated enough that a single neighborhood-wide number will always leave out part of the story.

The better question isn't:

"What does the internet say Northwest Hills homes are worth?"

It's:

"What are buyers actually paying for homes comparable to mine right now?"

That's the number that matters.

In a neighborhood like Northwest Hills, the difference between an average home and an exceptional one can be substantial. The lot, street, condition, renovation, views, and layout all influence what a buyer is willing to pay.

Online real estate sites are excellent places to start your research.

They're just not the finish line.

Frequently Asked Questions

Why does Zillow show a different Northwest Hills price than Redfin?

Different websites use different data sources, geographic definitions, time periods, and valuation methodologies. Even when they are looking at the same general neighborhood, their calculations can produce different results.

Which website has the most accurate Northwest Hills home prices?

No single website should be considered the definitive source for the value of an individual home. Online sites are useful for market research, but recent comparable sales are generally more useful when determining the likely value of a specific property.

Why is Realtor.com's Northwest Hills median different from Redfin's?

As of August 2026, Realtor.com reports a median sold price of $816,250, while Redfin reports a three-month median sale price of approximately $1.11 million. The platforms use different datasets and methodologies, and their time periods and property samples can differ.

Does ZIP code 78731 represent Northwest Hills?

No. Northwest Hills is located within 78731, but the ZIP code also includes other neighborhoods. ZIP-code statistics should therefore not automatically be treated as Northwest Hills neighborhood statistics.

Should I use an online home estimate to price my Northwest Hills house?

Use it as a starting point, not as the final answer. A pricing strategy should consider recent comparable sales, current competition, property condition, lot characteristics, renovation quality, and the specific location.

Why can two homes of the same size have different values?

Square footage is only one part of a home's value. Lot quality, street location, privacy, views, renovation, floor plan, condition, and other property characteristics can create substantial differences between otherwise similar homes.

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