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Subject property snapshot
Start with the facts the seller recognizes: address, beds, baths, square footage, lot size, year built, condition notes, major updates, and property features that affect buyer demand.
A good comparative market analysis does more than list nearby sales. It shows which comps matter, how each one was adjusted, and why the final price range is defensible. Use this example structure before your next listing appointment.
Start with the facts the seller recognizes: address, beds, baths, square footage, lot size, year built, condition notes, major updates, and property features that affect buyer demand.
Show nearby closed sales first, then pending and active listings as market context. Include distance, sale date, sale price, price per square foot, size, condition, garage, pool, lot, and any meaningful concessions.
Explain why each comp moved up or down. Sellers do not need an appraisal textbook, but they do need to see how size, condition, location, lot, updates, and timing changed the price signal.
Replace one fragile number with a range. A useful CMA example usually separates the conservative price, the most defensible market price, and the stretch price.
The best CMA examples make the pricing path visible. A seller should be able to point at each comparable sale and understand why it supports, weakens, or frames the recommendation.
Why it matters: Most similar floor plan, same school zone, sold recently.
Adjustment note: +$18k for smaller size, -$10k for better kitchen finish
Why it matters: Same subdivision and lot type, but needed more condition adjustment.
Adjustment note: +$24k for inferior condition, -$6k for extra garage bay
Why it matters: Useful demand signal, but not weighted as heavily as closed sales.
Adjustment note: Used as range support, not as the primary value anchor
Because buyers do not pay for square footage alone. They react to condition, layout, updates, lot, location, timing, and competition. Price per square foot is a clue, not the conclusion.
That sale was inferior to your home on a feature buyers value. The adjustment lets us compare it more fairly to your property instead of treating two different homes as equal.
We can test a stretch price, but only with a review date. If showings, saves, and feedback are soft, the market is telling us buyers see better value elsewhere.
CompIQ uses property and comparable data sourced through third-party data providers where available. CompIQ reports support pricing decisions and are not licensed appraisals.
Run CompIQ before the appointment and get adjusted comps, a supported value range, market context, confidence notes, and seller-ready talking points in one report.
Run a free report