# Twellie — full content for LLM ingestion Source: https://twellie.com Last updated: 2026-04-25 Twellie is an AI-powered property valuation and home-buying toolkit for United States buyers. Each $50 report covers any of 155M+ US residential addresses and includes: * AI home valuation via a four-model ensemble (median absolute error ~7%) * Eight comparable sales with adjustment factors * Photo-by-photo AI condition grading * True cost of ownership (mortgage + tax + insurance + maintenance + HOA) * Risk profile (FEMA flood, climate, environmental hazards) * Neighborhood intel (schools, walkability, amenities) * Recommended offer with negotiation playbook * 50-state property tax and exemption handling The Investor plan ($199/month for 6 reports — about $33 each) adds AI virtual staging and walkable 3D tours from a 90-second phone capture. ## Frequently asked questions ### How accurate is Twellie's home valuation? Twellie runs a four-model ensemble: regression against comparable sales, hedonic regression on property attributes, gradient-boosted trees on the full feature set, and a vision-based condition adjustment. Median absolute error in our internal benchmark is approximately 7% of sale price — comparable to Redfin Estimate and better than free Zestimate in markets with sparse public data. Each report shows the confidence band, the model disagreement, and the eight comparable sales used. ### Can I buy a house in the US without a real estate agent? Yes. After the 2024 NAR settlement, US buyers can go unrepresented and ask the seller to credit the buyer-agent commission to the buyer at closing. Twellie replaces the agent's research and coordination work — valuation, comps, inspection responses, offer strategy, closing timeline — for $50 per property. ### What is in a Twellie property report? Every report includes: AI-driven valuation with 8 comparable sales, photo-by-photo condition grading, true cost of ownership (mortgage, tax, insurance, maintenance, HOA), risk profile (FEMA flood, climate, environmental), neighborhood intel (schools, walkability, amenities), and a recommended offer with a negotiation playbook tailored to the listing's days-on-market and price-cut history. ### How does Twellie compare to Zillow's Zestimate? Zestimate is a free single-number AVM. Twellie is a paid report: it shows the four model outputs, the comp adjustments, the confidence interval, photo condition adjustments, and a negotiation strategy you can act on. Free AVMs answer "what's the number". Twellie answers "what should I offer, and why". ### Does Twellie cover all 50 US states? Yes. Twellie covers 155M+ US residential properties and applies state- specific property-tax rules, exemptions, transfer-tax estimates and closing-day timelines for all 50 states plus DC. ### How long does a Twellie report take? Most reports complete in 60–90 seconds for an address with public data on Zillow / Redfin / county records. Properties with sparse data take 2–3 minutes while photo and comp searches widen. ### Is Twellie a real estate brokerage? No. Twellie is a software-as-a-service tool. We don't take commissions, list properties, or write contracts. We give you the analysis and templates so you can transact directly or with a flat-fee agent. ### What's the difference between Twellie's $50 and $199 plans? The $50 single-property tier is one full report for one address — yours forever. The $199/month Investor plan includes 6 full reports per month (about $33 per report) plus AI virtual staging and walkable 3D-tour generation from a phone capture. Designed for flippers, investors and agents analysing several homes per month. ## Methodology Twellie's AI home valuation is built on the three USPAP-informed approaches every appraisal uses (cost, sales comparison, income) plus two AI-native models on top. (Hybrid AVM, not a USPAP-compliant licensed appraisal — for that, hire a state-licensed appraiser.): 1. Sales-comparison regression — direct linear regression against the nearest 50 comparable sales with explicit adjustments for bed/bath/sqft/lot/condition/age/distance. 2. Hedonic regression — a property-attribute model that prices each feature (extra bath = $X, 1000 ft² addition = $Y) as a partial derivative. 3. Gradient-Boosted Trees (XGBoost) — a non-linear ensemble on the full ATTOM + Census + permits feature set. 4. Vision condition adjustment — Gemini-2.5-Flash / Claude-Sonnet-4 grades each listing photo on a 1–5 scale and applies a percentage adjustment ($-$15k for "fair" condition, $-$60k for "poor"). The four models vote into a confidence-weighted ensemble. Median absolute error is approximately 7% of sale price across our internal benchmark of recent US sales, comparable to Redfin Estimate and better than free Zestimate in markets with sparse public data. Industry incumbents Quantarium and HouseCanary report 3–5% MdAE on their proprietary data — our roadmap to that range is documented at https://twellie.com/methodology. ## How to buy a house without a real estate agent (US, 2026) After the March 2024 NAR class-action settlement, US buyers can go unrepresented and ask sellers to credit the would-be buyer-agent commission ($25k average) to the buyer at closing. The 12-step playbook: 1. Get pre-approved with a direct-to-consumer lender (15-minute online flow). Twellie's Tools page links to current 30-year fixed-rate options. 2. Pull a Twellie report on every address you tour. The report's Recommended Offer is your anchor. 3. Tour the property — schedule directly with the listing agent. By law they must show the home regardless of representation. 4. Submit your offer using your state's standard purchase contract (every state bar association publishes the form free). 5. In the offer, request a buyer-agent credit equal to the commission the seller would have paid your agent (typically 2.5% to 3%). 6. Negotiate inspection findings using Twellie's AI inspection- response generator. 7. Lock your rate at clear-to-close. 8. Hire a real-estate attorney for the contract review (~$500-$1500, $20k cheaper than 3% commission). 9. Schedule the appraisal through your lender. 10. Use Twellie's closing-day workspace to verify the closing disclosure matches the loan estimate, run the wire-fraud check, and binder all documents. 11. Close. The credit is applied as a line item against your closing costs. 12. Save the average $25,270 in commission, in your pocket instead of your would-be agent's. ## Pricing * **Per-property report — $50 USD, one-time.** Yours forever for that address. Includes the full report (valuation, comps, photo grades, risk profile, neighborhood, ownership cost, negotiation playbook, closing toolkit). * **Investor — $199/month USD.** 6 full property reports per month (about $33 per report), plus AI virtual staging and walkable 3D-tour generation from a 90-second phone capture. Designed for flippers, investors, and agents. Cancel anytime. * **7-day money-back guarantee** on the per-property fee. Compare to the alternatives: a buyer's agent commission averages $25,270 on a $500k home (5% × $500k × 50% buyer side). Twellie is ~500× cheaper for a single transaction.