Important points
Private states have limited public access to real estate sales data. Home prices in these states are not publicly recorded, so buyers, sellers, and appraisers must rely on private data sources. This policy protects privacy, affects property taxes, and reflects state-level traditions and policy preferences. Home value estimates continue to be available through real estate experts and platforms like Redfin that use verified data sources.
What does “private” mean?
In most states, the home sale price becomes public record after the transaction closes. Anyone can examine a property’s sales history, helping buyers and sellers understand market trends.
However, in non-public states, the sales price will not be disclosed. This means that the sale price of the home does not have to be reported to the public or listed in county property records. Instead, information is shared only with parties involved in the transaction, such as buyers, sellers, and lenders.
This practice impacts how we collect, analyze, and use market data from online pricing tools, appraisers, and property tax assessments, among other things.
Why do some states practice non-disclosure?
Property owner privacy protection
One of the main reasons states adopt confidentiality laws is to protect the privacy of homeowners. Many sellers want to keep the financial details of their transactions confidential. This level of discretion is particularly appealing to high-profile individuals and those concerned about keeping their personal financial data private.
Preventing taxation based on sales price
In some areas, property taxes are calculated using appraised value rather than actual sales price. Confidentiality laws prevent counties from automatically raising property taxes based on the most recent sales, helping to maintain stable assessments for homeowners.
Impact from real estate and business interests
Industry associations may advocate confidentiality policies to protect customers’ financial privacy and facilitate investment. Real estate professionals may also support these rules as a way to maintain negotiation flexibility for both buyers and sellers.
Tradition and national policy preferences
In certain regions, non-disclosure has deep historical roots. These states often emphasize limited government involvement and individual privacy. Over time, this has shaped policy decisions and maintained secrecy laws, even as most other states have moved toward full transparency.
Which states are private to date?
Several states currently maintain confidentiality policies regarding real estate transactions. These include:
Although these states do not require sales prices to be made public, they still allow transaction data to be privately shared for appraisal and mortgage purposes. Buyers and sellers will continue to have access to accurate pricing information through local real estate agents and appraisal professionals.
Full disclosure, partial disclosure, non-disclosure status
State Type Is the sales price public? What information is shared? Examples Full Disclosure State Yes Sales prices, transfer details, and most transaction data are recorded and accessible through county records. California, Florida, Indiana, Alabama Partial Disclosure States Some transaction details may be disclosed, but the sales price may remain private. Property tax and ownership data remains public. Missouri, Montana (varies by county) Undisclosed States None Sales prices are not publicly recorded. Buyers and sellers must rely on agents, MLS data, and appraisers to obtain accurate prices. Texas, Idaho, Wyoming, Alaska, Louisiana, New Mexico
Full disclosure states make it easy to find sales prices, while partial disclosure states only share some details. Private states keep home prices private, leaving buyers more reliant on agents, appraisers, and MLS data to understand local market values. This change in transparency can impact everything from your pricing strategy to how confidently you can compare homes in your area.
What non-disclosure means to you
If you live in a non-public state or are planning to move to a non-public state, expect that there won’t be much public information about how much homes in your neighborhood sold for. This can make it more difficult to measure fair market value or compare properties yourself.
This means relying even more heavily on the agent’s local market expertise. Private agents often have access to private listing data through a Multiple Listing Service (MLS).
For sellers, pricing a home correctly becomes even more important. In the absence of published comparables, setting accurate list prices relies on expert evaluations and an understanding of local trends at the agency.
For appraisers and investors, these rules add complexity, but not impossible. Reliable market estimates can be created using personal data and verified trading reports.
Inaccurate or delayed property appraisals and how to get a reliable home value estimate
Although publicly available sales data is limited, there are several ways to determine the value of a property.
Work with a local real estate agent: A real estate agent has access to MLS data and can provide a comparative market analysis (CMA) to help you understand true market value. Request a professional appraisal: A licensed appraiser uses private sales data and the property’s condition to determine fair value. Use online estimating tools: Platforms like Redfin Estimate combine proprietary property data with local trends to provide near-accurate home price ranges, even when they’re private. Check county appraisal records: Even if sales prices aren’t available, property characteristics and appraised values can provide insight into market trends.
Neighborhood values and comps that are difficult to find
In non-public areas, sales prices are not publicly recorded, which can make it difficult to find exact neighborhood prices or comparable sales. Without this data, creating a reliable comparative market analysis (CMA) becomes more difficult for both buyers and agents.
Instead of pulling public records, agents must rely on MLS data, private sales information, and their own local expertise to estimate a home’s value. This can reduce pricing transparency and require buyers to rely more on experts who understand the field and have access to verified data sources.
How to check the sales price and estimated price in a private state
In nondisclosure states, private sales prices are not part of the public record, so you must rely on sources you have access to. Start by asking a local real estate agent for a Comparative Market Analysis (CMA), as MLS data typically includes actual sales prices and recent nearby listings. If you want a more formal opinion, you can hire a licensed appraiser or request a title company report. This is because both often have access to non-public sales data and can provide detailed valuations based on property-specific adjustments.
To make your estimation even tighter, add more published clues. Use the Redfin app to see past listing details, price history, nearby sales trends, market metrics like listing-to-listing ratio, and more. Combine these insights with tax assessments and online home value estimates to cross-check your range. By anchoring your quote to reliable competitive data and validating it using Redfin’s market analysis, you can confidently build low, mid, and high price ranges, even when sales prices aren’t publicly available.
Texas is a non-public state: what it means
Texas is a private state. This means that home sales prices are not publicly recorded or shared with the general public. Unlike disclosure states, only buyers, sellers, and their agents have access to the exact sales amount. Because this information is not available through public records, real estate professionals estimate property values based on MLS data, market trends, and verified sources. For buyers and sellers, this makes accurate pricing even more dependent on the expertise of local agents who understand neighborhood trends and comparable sales.
FAQ
1. What is private status in real estate?
Non-public states are states that do not require home sales prices to be reported to the public. This means that the sale amount does not appear in county records or public databases, and only parties directly involved in the transaction, such as the buyer, seller, or lender, can access that information.
2. Why do some states keep home sales prices private?
States maintain confidentiality laws for reasons such as homeowner privacy, stable property tax assessments, and limiting government involvement in personal financial data. These policies often reflect long-standing traditions and preferences that favor privacy over transparency.
3. How does non-disclosure affect home buyers and sellers?
Buyers may find it difficult to research comparable sales or estimate fair market value on their own. Sellers must rely more on local real estate professionals to accurately price their home. Agents and appraisers with access to private MLS data play a critical role in these transactions.
4. Can I find out how much a home sold for in a non-public state?
Although exact sales prices are not publicly available, agents and appraisers have access to non-public sales data through the MLS system. Online tools like Redfin Estimate also use verified data to provide an approximation of home prices in these areas.
5. How do I determine the value of my home while it is private?
The most accurate methods include working with a licensed real estate agent to conduct a comparative analysis of the market, hiring a professional appraiser, and checking out online home valuation tools that use proprietary data.
6. Does the Confidentiality Act affect property taxes?
In many nondisclosure states, tax assessors use property characteristics rather than sale price to determine assessed value. This helps stabilize property taxes, but may result in a valuation that differs from market value in some cases.
7. What does it mean that Texas is a private state?
Texas is considered a private state because the final sale price of a property is not published in county records. Only the buyer, seller, and their real estate agent can know the exact amount.
As a result, third parties such as listing websites, appraisers, and the general public will not have access to the official sales price unless it is voluntarily shared. This makes accurate valuations even more dependent on MLS data and the expertise of local real estate professionals.
8. How many non-public states are there in the United States?
There are approximately 12 privately held states in the United States that do not require real estate sales prices to be made public. As a result, real estate data is more limited and market insights often rely on MLS information and local expertise. If you would like us to list your state as well, please let us know.
Understanding non-disclosure in today’s real estate market
Confidentiality laws are designed to protect privacy and maintain local control of real estate data. Public access to accurate sales prices is limited, but does not prevent buyers and sellers from making informed decisions.
Working with a knowledgeable real estate agent can help fill in the information gaps and give you the most accurate understanding of real estate values in your area. Whether you’re buying, selling, or simply tracking the value of a home, tools like Redfin Estimate make it easy to stay informed even when the sales price isn’t publicly available.
