What Zillow and Other Online Sites Don’t Always Get Right
And Why a Realtor Matters
A seller called us worried after seeing their own listing on Zillow tagged as “High Flood Risk.” Disconcerting to the seller and annoying to us their Realtor. Because digging into this property reveals that the county tax record shows minimal flood risk, FEMA maps have no floodway anywhere near the property, there is no lender requirement for flood insurance, and the house actually sits up on a hill. In short: the portal’s score didn’t match the local facts.
This is a great example of how syndicated real estate sites - like Zillow and Realtor.com - stitch together multiple data sources (MLS feeds, public records, and third-party models). Those sources are powerful, but they’re not perfect. Here are four common places the data can go sideways - what causes the mismatch, how we check it, and what you should know as a buyer or seller.
1) School Zones & Ratings: It doesn’t always show the full picture
Why it can be wrong: Sites pull school zones and ratings from external databases. Boundaries can change and district maps are updated at different cadences. That means a listing can show as “assigned” to a given school on a portal even if the district has redrawn attendance lines or uses different registration rules. Additionally, rating services use their own scoring methods (test scores, demographics, etc.). Some, like GreatSchools, are a single model and critics argue they can mislead on school quality and shift home values.
How we verify: We check the district’s official boundary maps, call or email the district registrar when needed, and look at the school’s own website for enrollment policies. We also put ratings in context - a numerical score is one snapshot, not the whole story.
Tip for buyers/sellers: If the school assignment matters to you, don’t rely on a single site screenshot. Ask your agent to get an official boundary confirmation in writing. And if you’re from out of town and looking at school rating grades on these sites, remember to read methodology and check other sources of school district grading.
2) Flood Risk: Different maps, different methods, different conclusions
Why it’s wrong: Portals may show FEMA zones, climate-model risk scores (like some third-party flood-index providers), or a blended “flood risk” tile. FEMA maps show historically mapped floodplains and regulatory floodways; predictive models add climate and rainfall projections. They can disagree, and sometimes the geocoding/pin placement is off so a property looks riskier than it is.
How we verify: We pull the FEMA Flood Insurance Rate Map for the exact parcel, check local county floodplain data and recorded elevation certificates if available, and review any third-party model to understand its assumptions. We also contact insurance providers early - sometimes a lender’s flood determination or insurance quote is the deciding factor.
Tip for buyers/sellers: If a portal flags high risk, ask your Realtor to verify the FEMA designation and to confirm whether flood insurance is actually required by lenders or is strongly recommended. And, if you’re still not sure, drive by the property and see it for yourself in context, maybe even when it’s raining!
3) Status & Availability Lag: The listing might already be gone
Why it’s wrong: MLS feeds update on schedules and portals aggregate many MLS/data feeds. A home can show “Active” on a portal after it’s already under contract, contingent, or withdrawn. That’s maddening when you’re ready to move.
How we verify: We check the MLS (the system of record), confirm with the listing agent if we need to, and use our direct MLS access to see the most current status and any contingencies.
Tip for buyers/sellers: If you see a home you love online, call your Realtor (oh hey, hi - Us!) before you assume it’s still available - we’ll confirm status and next steps instantly.
4) Neighborhood & Crime Info: Numbers need context
Why it’s wrong: Crime and neighborhood stats on portals often come from third-party aggregators with different definitions, timeframes, and collection methods. A single data set can miss recent policing changes, neighborhood watch efforts, or simple reporting inconsistencies.
How we verify: We point you to primary sources: local police department dashboards, community Facebook/Nextdoor pages for on-the-ground context, and local neighborhood associations. We also help you step back and look at the bigger picture - and have you think about what the numbers mean for daily life (commute, school pickups, walking the dog), not just headlines.
Tip for buyers/sellers: Use crime data as a starting point. For decisions that matter, combine stats with local knowledge and, when practical, walk the neighborhood at different times.
Quick checklist you can use when a portal flags something:
School zone? - Check the district’s official boundary map; confirm with registrar.
Flood risk? - Pull the FEMA map for the parcel and ask your insurer for a quote.
Listing status? - Confirm in the MLS or call a Realtor.
Crime stats? - Check local PD dashboards and neighborhood groups for recent context.
Bottom line: Online portals are great, but they’re not a substitute for local expertise.
Zillow, Realtor.com, and other big sites are helpful for browsing. They get you in the right neighborhood quickly. But they merge lots of data sources, and that can produce mismatches at the parcel level. That’s exactly where a Realtor earns their keep: filtering the noise, verifying the facts, and connecting you with authoritative sources so you can make confident decisions.
If you ever see something on a portal that doesn’t add up - like a “high flood risk” for a hilltop home - send us the listing. We’ll dig into the record, pull the official maps, and give you the real story so you can move forward with clarity.