The gap between a public-records price and a real one is almost always renovation work done without a permit on file. A finished basement, an updated kitchen or a new roof done without inspection does not appear anywhere an algorithm can see it, so the algorithm prices the house as though the work never happened.
Presentation and timing matter too, but they matter less than most sellers assume. A home priced correctly from day one against real comparables draws serious buyers immediately, while one priced from guesswork either leaves money on the table or sits long enough to need a price cut.
Joel Dyck's hand-reviewed valuation walks the property in person specifically to catch what public records miss. Get your hand-reviewed valuation from Joel Dyck.