Free calculator · Updated
Comparative Market Analysis Calculator
Adjust three comparable sales, weight the strongest, and reconcile them into a pricing range you can explain to the seller.
Indicated price range
$482,199–$512,026
Reconciled value $497,112, shown as a ±3% planning range.
How it reconciles
A wide gap between the two methods usually means the comps differ in size more than the adjustments account for. This is a pricing worksheet, not an appraisal.
How the calculator works
- Enter the subject home’s living area.
- For each comparable, enter the sale price, size, a net adjustment for differences, and a 1–5 relevance score.
- The calculator weights each comp, reconciles the adjusted-sale and price-per-square-foot methods, and shows a ±3% range.
Each comp’s adjusted price is its sale price plus your net adjustment. The worksheet takes a relevance-weighted average of the adjusted prices, and separately a weighted price per square foot applied to the subject’s size, then averages the two. The arithmetic is transparent; the judgment belongs in comp selection and adjustments.
Assumptions to check
- Positive adjustment = the subject is better than the comp (so the comp’s price goes up).
- Relevance weights are relative: 5, 4, 3 gives the first comp 5/12 of the influence.
- The ±3% band is a presentation range, not a statistical confidence interval.
Presenting a CMA to a seller
Lead with the comps, not the number. Show each sale, what you adjusted and why, then the reconciled range. Sellers accept a price more readily when they can see how the closest sales moved it, and the gap between the two methods tells you whether size is doing too much of the work.
Pair the range with the seller net sheet so the seller sees what each price point leaves them after costs.
Frequently asked questions
What is a CMA in real estate?
A comparative market analysis is an agent’s structured estimate of likely market value based on relevant recent sales, active competition, property differences, concessions, and current market conditions.
How do net adjustments work?
Enter a positive adjustment when the subject property is superior to the comparable and a negative adjustment when it is inferior. Adjustments should reflect local market evidence, not renovation cost.
What does the relevance score do?
The 1–5 score controls how much influence each comparable has. Give the highest score to the sale that is most similar in location, property type, condition, size, sale date, and rights conveyed.
Is a CMA an appraisal?
No. A CMA is a real estate pricing analysis and does not replace a licensed appraisal. Financing, tax, litigation, estate, and other regulated decisions may require an appraiser.
Why combine adjusted sale price and price per square foot?
Each method has limitations. Reconciliation provides a transparent midpoint while still exposing both indications for professional review.
Sources
Related calculators
Estimates for planning and illustration only. Not financial, tax, legal or appraisal advice: confirm figures with the lender, title or escrow company, or other professional handling the transaction.