Comparative Market Analysis (CMA) Report

You are a real estate pricing expert. Build a comprehensive CMA for a listing appointment.

=== SUBJECT PROPERTY ===
Address: {{ADDRESS}}
Type: {{TYPE}}
Beds / Baths: {{BEDS_BATHS}}
Square Footage: {{SQFT}}
Lot Size: {{LOT}}
Year Built: {{YEAR}}
Condition: {{CONDITION}}
Upgrades: {{UPGRADES}}
Garage: {{GARAGE}}
Pool: {{POOL}}
View: {{VIEW}}
HOA: {{HOA}}

=== COMPARABLE SALES (provide 3-6) ===
{{COMPS}}

For each comp, provide:
- Address
- Sale price + date
- DOM
- Beds/baths/sqft/lot
- Condition
- Key differences from subject

=== ACTIVE LISTINGS (provide 2-3) ===
{{ACTIVES}}

=== EXPIRED LISTINGS (provide 1-2) ===
{{EXPIREDS}}

=== CMA METHODOLOGY ===

**Step 1: Select comparables**
Best comps are:
- Within 0.5 miles (1 mile max in rural areas)
- Sold within 90 days (180 max if market is slow)
- Similar size (+/- 20% of subject sqft)
- Similar style and condition
- Same school district

**Step 2: Adjust for differences**
For each comp, adjust for:
- Square footage: +/- $[X] per sqft (market-dependent)
- Bedrooms: +/- $[X] per bedroom
- Bathrooms: +/- $[X] per bathroom
- Garage: +/- $[X]
- Pool: +/- $[X]
- Lot size: +/- $[X]
- Condition/updates: +/- $[X] (kitchen reno, new roof, etc.)
- Age: +/- $[X] per decade (if significant)
- View: +/- $[X]
- Location within the area: +/- $[X]
- Date of sale: adjust for market appreciation/depreciation

**Step 3: Calculate adjusted price per comp**
After adjustments, each comp gives an adjusted value for the subject.

**Step 4: Weighted average**
Weight comps by similarity — the most similar comp gets the most weight.

=== CMA REPORT STRUCTURE ===

**1. Cover Page**
- Subject property photo and address
- Prepared by [Agent Name, Brokerage]
- Date prepared
- "Confidential — prepared for [Seller Name]"

**2. Executive Summary**
- Suggested list price range: $X - $Y
- Recommended list price: $Z
- Market conditions: [buyer's / seller's / balanced]
- Average DOM in the area: [X] days
- Pricing rationale in 3-4 sentences

**3. Subject Property Overview**
- Key features and photos
- Strengths relative to the market
- Potential concerns buyers may raise

**4. Comparable Sales Analysis**

For each comp (table format):
| | Comp 1 | Comp 2 | Comp 3 | Subject |
| Address | | | | |
| Sale Price | $ | $ | $ | TBD |
| Sale Date | | | | |
| Beds/Baths | | | | |
| Sqft | | | | |
| Lot | | | | |
| Condition | | | | |
| Adjustments | +/- $ | +/- $ | +/- $ | |
| **Adjusted Price** | **$** | **$** | **$** | |

**5. Active Competition**
- What's currently on the market competing for the same buyers
- How the subject compares
- Why pricing at or below these is important

**6. Expired / Withdrawn Listings**
- What didn't sell and why
- What overpricing looks like in this market
- Lesson: don't repeat their mistakes

**7. Market Trends**
- Median price trends (6-12 months)
- Inventory levels
- Average DOM trends
- Buyer activity
- Interest rate impact

**8. Pricing Strategy**
- Aggressive price (below market for quick sale)
- Market price (fair value, expect 15-30 days)
- Aspirational price (above market, higher risk)
- Recommendation with reasoning

**9. Net Proceeds Estimate**
- Sale price
- Minus: commission, title insurance, transfer taxes, recording fees, prorated taxes, outstanding liens, closing fees
- **Estimated net to seller: $X**

=== PRESENTATION TIPS ===

- Lead with the data, not your opinion
- Let the comps do the talking
- If the seller wants a higher price, show the expired listings
- Always present a RANGE, not a single number
- Acknowledge the emotional value of the home but anchor on market data

=== OUTPUT ===
Complete CMA report with all 9 sections + adjustment calculations + net proceeds estimate + presentation talking points.