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Comparative Market Analysis
A comparative market analysis shows what your Seattle home is likely worth by comparing it to similar homes that have recently sold nearby.
A comparative market analysis, often called a CMA, is a report that estimates the value of a home by looking at what comparable properties nearby have sold for. It is the same method agents use to help sellers set a list price and to help buyers decide what to offer.
As your agent, Henos Adhana prepares a comparative market analysis in Seattle by studying homes like yours that have recently sold, that are currently listed, and that were listed but did not sell. Each of those groups tells you something different about where your price should land.
Unlike an automated online estimate, a CMA accounts for the details a computer cannot see: your floor plan, condition, updates, lot, view, and exactly where you sit within a neighborhood. In a market as block-by-block as Seattle, those differences matter.
What goes into your CMA
The analysis starts with recent sales of homes that resemble yours in size, age, style, and location, then adjusts for the ways your home differs from each one. A comparable with a finished basement or a newer kitchen is weighted differently than one without.
Current active listings show what you would be competing against today, and expired or withdrawn listings hint at prices buyers were not willing to meet. Together these give you a realistic range rather than a single guess.
Why Seattle needs a local eye
Values here shift over short distances. A home in Ballard, Queen Anne, or Green Lake can price very differently from one a few blocks away because of the school, the view, the grade of the street, or the era it was built. Conditions across the Eastside and the north-end suburbs vary in their own ways as well.
Henos works these areas directly, so the comparables in your report reflect the pockets buyers actually shop, not a broad citywide average that can mislead you.
How you can use it
If you are selling, the CMA is the foundation for a list price that draws interest without leaving money on the table. If you are buying, it helps you frame an offer that is competitive and grounded in evidence rather than emotion.
Either way, the report is meant to be discussed. Henos walks you through the reasoning so you understand not just the number, but why it is the number.
Where I work
A few areas where this comes up often:
Common questions
Is a comparative market analysis the same as an appraisal?
No. A CMA is a pricing opinion prepared by a real estate agent using comparable sales, while an appraisal is a formal valuation performed by a licensed appraiser, often for a lender. The two can arrive at similar figures but serve different purposes.
Does a CMA cost anything?
Henos provides a comparative market analysis as part of working together on a purchase or sale in Seattle and the surrounding areas. Reach out to talk through your home and what you are planning.
How is a CMA different from an online home value estimate?
Online tools rely on public data and formulas that cannot see condition, updates, or the specifics of a block. A CMA is built by hand from carefully chosen comparables and adjusted for the features that make your home unique.
Which homes are chosen as comparables?
Comparables are recently sold homes that are close to yours in location, size, age, and style, with preference for the most recent and most similar sales. Active and expired listings are also reviewed to show current competition and price ceilings.
How current does the data need to be?
The most useful comparables are usually recent sales in your immediate area, since older sales may not reflect today's conditions. Henos focuses on the freshest relevant data available when preparing your analysis.
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