Agent-Style Home Value Comparison

Compare your home like an agent would.

A useful valuation is not one number pulled from one neighbor. Build the first pass of a real CMA by weighing comparable sales, recency, distance, size, condition, features, active competition and market direction.

Planning analysis only. A licensed agent should verify MLS data, concessions, condition and property-specific factors before you rely on a pricing opinion.

NOT JUST $ / SQ FT

A CMA is a reasoned comparison, not a shortcut.

Price per square foot is useful context, but agents also ask whether each sale is recent, close, similar in size and age, similar in condition, and competing for the same buyer. They look for concessions, unusual terms, renovations, lot differences, pool or waterfront premiums and current listings that could cap the price.

This workspace makes those trade-offs visible instead of hiding them behind one automated estimate.

STEP 1 · SUBJECT PROPERTY

Start with the home you are valuing.

Use the best information you have. Blank optional fields reduce the confidence score rather than inventing data.

Property address Living area Lot size (sq ft) Bedrooms Bathrooms Year built Garage spaces Condition Market direction Seller priority

Property features Pool Waterfront

STEP 2 · COMPARABLES

Add the homes an agent would actually debate.

Use sold comps to anchor value. Use pending and active listings to understand current competition. Enter a manual adjustment only when you have a defensible reason—the tool will never invent a dollar value for a pool, view, renovation or concession.

Best with 3–6 real sold comps plus current active or pending competition.

STEP 3 · AGENT-STYLE READ

The evidence, the range and the why.

WEIGHTED EVIDENCE CENTER —

Evidence range: —

Confidence—

—

Weighted sold $ / sq ft—

Strongest comparable—

Sold comp spread—

Active / pending pressure—

Avg. sold days on market—

Avg. sale / original list—

THE AGENT READ

—

CONSERVATIVE POSITION—

Closer to the lower end of current evidence. Useful when certainty and shorter market exposure matter more than testing the ceiling.

MARKET POSITION—

Centers the strongest comparable evidence before property-specific agent adjustments, concessions and live competition.

ASPIRATIONAL TEST—

Near the upper end of support. Requires condition, presentation and buyer demand to justify the premium.

COMPARABLE QUALITY

See which comps are carrying the analysis.

Higher scores mean the property is more similar in the factors entered—not that it is objectively the “best” comp.

Comp	Status	Price	$ / sq ft	Similarity	Manual adj.	Role in analysis

WHAT AN AGENT STILL CHECKS

The numbers are the start. The file tells the rest.

A strong pricing opinion verifies information the public record and a calculator often miss.

Seller concessions & financing A sale at $550,000 with large credits is not economically identical to a clean $550,000 sale.

Renovation quality & condition “Updated” can mean cosmetic paint or a full systems renovation. Photos and inspection history matter.

Micro-location Corner lots, backing roads, water, golf, views, floor level, school boundaries and even the block can change buyer behavior.

Current competition Active and pending listings show what a buyer can choose right now, not just what happened months ago.

LICENSED AGENT REVIEW

Send the analysis to a human.

If you are thinking about selling, use the calculator first and then send Anchor House the property address and result. We can verify the comps, look for concessions and MLS-only details, and discuss where the property should actually sit in the market.

Estimate seller net →Build a selling plan →Compare selling paths →

Compare your home like an agent would.