How Do I Get a Comparative Market Analysis and What Does a CMA Cost?

What makes up a good comparative market analysis?

These components and more make up a complete CMA to assess the most accurate price point for the home in the current timeframe, including:

• Location
• Date of sale
• Lot size and number of stories
• Number of bedrooms and bathrooms
• Square footage of the comp home
• Age and condition of property
• Special features, like landscaping, parking, foundation, new HVAC, garage, finished basement, fencing, etc.
• Extra features or upgrades like hardscaping, accessibility, curb appeal, pool or hot tub, security system, upgraded finishes like marble, etc.
• Terms of the sale and financing
• Interior photos of comparable sales
• Amenities such as a neighborhood pool, HOA fees, gated community

Studebaker stresses that knowledge of the area is very important for the person who is creating the CMA because of factors that go into creating it that may not be apparent from a photo.

“A house could be on a busy road, or on a golf course, and if you put those two into an analysis together, you’re going to have a very, very different result because golf course homes sell for more money than homes that are against busy roads, freeways, or something of that nature,” he explains.

“Someone with boots on the ground can also do a micro analysis of what your home is worth based on the fit and finishes inside of your home, as well as the outside condition and how it compares with other properties in the neighborhood,” says Studebaker.

In the current shifting market, this kind of first-hand analysis can provide crucial information to a seller facing big decisions.

How do I get a comparative market analysis: Step-by-step guide

For the most part, a CMA is not needed unless you are getting ready to sell a home, in which case, you will already be engaging with a real estate professional in your area. When you are working with a top agent already, they often provide CMAs as part of their service to the home seller since a CMA is an indispensable tool in determining a fitting listing price for the home.

If you’re planning to sell your home or simply want to understand its market value, a CMA is a great place to start. Follow these steps to do a basic CMA on your own or to better understand the process an agent uses.

Step 1: Gather property details

Start by collecting key information about your home. This includes:

• Property address
• Square footage
• Lot size
• Number of bedrooms and bathrooms
• Year built
• Recent upgrades or renovations
• Unique features (e.g., pool, view, garage)

These details will help you find homes that are truly comparable.

Step 2: Find comparable properties (comps)

Use online tools like the MLS (if you have access), Redfin, Zillow, or Realtor.com to search for recently sold homes in your area. Aim to find:

• Homes within a 1-mile radius (closer is better)
• Homes sold in the past 3–6 months
• Similar square footage (±10%–20%)
• Same number of bedrooms and bathrooms
• Similar lot size, age, and condition

Look for at least three sold comps, and consider including three active and three pending listings if available. This approach is often called the Rule of Threes.

Step 3: Analyze the data

Create a simple spreadsheet or table and list the comps. Include these data points for each:

• Address
• Sale date
• List price and sale price
• Square footage
• Price per square foot
• Days on market
• Key features or differences

Compare your home to each comp and note how it measures up.

Step 4: Adjust for differences

No two homes are exactly alike, so you’ll need to make rough value adjustments:

• Add value if your home has more square footage, upgrades, or premium features
• Subtract value for features your home lacks or if it’s in worse condition
• Use price-per-square-foot as a rough baseline, but don’t rely on it alone

Example: If a similar home sold for $500,000 but it had a recently remodeled kitchen and yours does not, you might reduce your estimate by $15,000–$25,000.

Step 5: Determine a price range

After adjustments, estimate a realistic market range for your home. For example:

• Low end: $685,000
• High end: $715,000
• Midpoint: $700,000

This range helps you decide where to list your home depending on your goals, timeline, and market conditions.

Step 6: Consider professional help

While you can do a CMA on your own, most sellers benefit from a real estate agent’s insights. Agents have access to more accurate MLS data, pricing tools, and neighborhood expertise.

Tips for choosing the right comps

Selecting the right comps is critical for getting an accurate home valuation. Here are a few tips to guide your search:

• Stick close on location
  Choose comps in the same neighborhood or subdivision when possible. Proximity helps account for local differences in schools, taxes, and amenities.
• Match key home features
  Look for homes with similar square footage, bed/bath count, lot size, age, and style. Try to stay within 10%–20% of your home’s specs.
• Use a mix of listing statuses
  Balance your selection with active, pending, and sold homes. This gives you a view of both current competition and what buyers are actually paying.
• Prioritize recent sales
  Focus on comps that closed within the past 3–6 months. Older sales may not reflect current market conditions.
• Adjust for special features
  Note upgrades, condition differences, and extras like pools or views. Subtract or add value to better align with your home.
• Avoid outliers
  Exclude distressed sales or ultra-luxury homes that don’t represent typical buyer activity in your market.

Rule of threes: Determining a fair listing price

The rule of threes is a helpful guideline when reviewing comps. It suggests that sellers look at three types of comparable properties in their area:

1. Active listings – homes currently on the market

2. Pending sales – homes that are under contract but haven’t yet closed

3. Recently sold homes – properties that sold within the past 3–6 months

Reviewing comps across these three categories helps you set a price that’s competitive, realistic, and aligned with current market activity.

Example: Applying the rule of threes

Comp type	Address	Beds/baths	Sqft	Days on market	List price	Sale price	$/sqft
Active listing	123 A St.	3/2	1,800	30	$720,000	—	$400
Pending sale	456 B Ave.	3/2	1,750	25	$700,000	$695,000	$397
Closed sale	789 C Rd.	3/2	1,780	28	$710,000	$705,000	$396

Based on these three comps, a competitive listing price might range from $700,000 to $720,000, or around $395–$400 per square foot.

How much does a comparative market analysis cost?

Some agents charge $100 to $200 for a CMA, but others provide them free to clients who will be using their services to sell their homes. Many agents advertise free CMAs as part of their marketing and will even include CMAs when they mail out fliers to certain subdivisions to drum up business, especially in a hot market.

Most consumers know very close to what their home is worth based upon what they see going on, so we have a very educated consumer now thanks to the free [home value estimator] websites. [home value estimator] websites.

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  Allen Studebaker Real Estate Agent

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  Allen Studebaker Real Estate Agent at North&CO.

  • Years of Experience 22
  • Transactions 726
  • Average Price Point $610k
  • Single Family Homes 590

Are CMAs always accurate?

As noted, a CMA is not a hard and fast number that every agent would arrive at, like an algebra equation, but rather, it’s more of a range. This can make it seem like the CMA is inaccurate or contains errors. Mistakes, of course, can be made, especially if the seller is using an inexperienced or part-time agent. However, many experienced agents pride themselves on the accuracy of their CMAs, and they have a track record to support their value estimates.

Studebaker says that you can always get a second opinion from another Realtor®. “Most consumers know very close to what their home is worth based upon what they see going on, so we have a very educated consumer now thanks to the free [home value estimator] websites,” says Studebaker.

Some factors can cause a CMA to be inaccurate or not reflected to the fullest extent:

• Poorly selected comps
• Homes that don’t show similar features or upgrades
• Lack of listing data
• Undisclosed undesirable features nearby, such as a busy or noisy highway

How is a real estate CMA different from an appraisal?

Don’t confuse a CMA with an appraisal, cautions Studebaker. While an appraiser will typically tour a home in person or at least drive by the property, a CMA is “an opinion of value based on a Realtor doing the market analysis,” Studebaker says. “The appraiser does things a little more in-depth than the real estate professional.”

It’s important to make sure the appraiser or real estate professional who performs either task is proficient in the market they work in. “You wouldn’t want somebody doing a market analysis in Scottsdale when they live in Tucson; they may not know the market as well,” adds Studebaker.

Typically, the buyer’s lender will arrange for a home appraisal, and the buyer is responsible for the cost. In some instances, sellers may want to go ahead and get a pre-listing appraisal. A pre-listing appraisal is done when a home is harder to value.

Having a pre-listing appraisal can help avoid issues as you navigate the selling and closing process on your home, especially if any of the following applies:

• Hard-to-value unique features like a tennis court, in-home theater, or other unusual add-ons that most houses do not have
• Rural location with no recent comps
• Excess acreage or unimprovable land in a flood zone
• Historic features not found in other properties
• A home inherited by multiple heirs who can’t agree on a price
• You are not receiving any viable offers

A pre-listing appraisal is not always a good idea for sellers as it does cost money, anywhere from $300 to $500 or more for multi-family homes. The buyer’s lending company will also still require a regular appraisal, which may result in different appraisal numbers. Your real estate professional will be able to give the best advice on what types of appraisals will need to be done on your property, especially if it has unique selling points that may be hard to get comps on.

Can I perform my own comparative market analysis?

A home seller can theoretically research their own set of comps and piece together a DIY CMA, but because so many factors play a role in placing value on a home, the effort would likely be arduous and may prove inaccurate.

One useful tool for sellers to start with is HomeLight’s Home Value Estimator, which will give you an initial idea of what your home might be worth right now. The home value estimator is not a CMA or an appraisal, but it is a good starting point for a ballpark figure.

Selling a house and moving is already a high-stress life event. The best recommendation to get a CMA is to reach out to a top real estate agent familiar with your market and let them put their professional skills and experience to work for you.

Bottom line: Get a CMA for your home from an experienced agent

A comparative market analysis is not an appraisal, but it is a critical tool to help determine the right listing price for your home. A CMA is created by comparing your home to other similar properties in the area using a wide variety of data points.

Given the great importance of a CMA, you’ll want to partner with a top real estate agent who can guide you through the home selling process from step one — before the “for sale” sign even goes in the yard. In most cases, a home seller can get a CMA from a local agent at no cost.

Use HomeLight’s Agent Match tool to find the best agent in your area who can create a comparative market analysis for your home.

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