Worksheet · Free

CMA Worksheet

Drop in 3–6 comparables. The worksheet handles $/SqFt, averages, medians, and a suggested list price in real time.

Subject Property

Address

Heated SqFt

Common Adjustments

Adjust the comp toward the subject. If the comp has something extra the subject lacks, subtract value. If the subject has something the comp lacks, add value. Always pull local data — these are starting ranges, not rules.

Heated Square Footage

$40 – $100 / sqft

Use 25–40% of the local $/SqFt average (not full price). Only adjust differences greater than ~100 sqft.

Bedrooms

$3,000 – $7,500 each

Adjust only when bedroom count differs and SqFt is similar — otherwise the SqFt adjustment already captures it.

Bathrooms

Full $5,000 · Half $2,500

Adjust per full or half bath difference. Higher in luxury bands ($7.5k–$15k).

Garage / Carport

$5,000 per bay

Attached garage > carport > none. Subtract if comp has more bays than subject.

Lot Size & Acreage

$2,000 – $10,000+

Compare usable acreage. Premium for waterfront, view, or cul-de-sac lots — check recent land sales for $/acre.

Condition & Updates

$5,000 – $25,000

Kitchen remodel ~$15k, bath remodel ~$5–10k, new roof ~$8–12k, new HVAC ~$5–7k. Adjust for what's been done since the comp sold.

Pool / Outdoor Features

$10,000 – $30,000

In-ground pool typically $15–25k. Screened porch ~$5–10k. Fence ~$2–5k. Climate and neighborhood matter.

Basement (Finished)

$20 – $40 / sqft

Roughly half the above-grade $/SqFt rate. Unfinished basements add far less.

Location / View

1% – 10% of price

Use paired sales — find two similar homes where the only meaningful difference is location, and measure the gap.

Time / Market Trend

0.25% – 1% per month

If a comp closed 4 months ago in a market rising 0.5%/mo, add 2% to its sale price before comparing.

Rule of thumb: Keep total net adjustments under ~10% and gross adjustments under ~25% of the comp's sale price. If you're going higher, it's probably not a true comp.

Comparables

Address	Status	SqFt	Bd	Ba	Price	Adj.	$/SqFt
							$189.30
							$190.79
							$196.59

Adjustments increase or decrease a comp's sale price to match the subject property (e.g., +$5,000 for an extra bath).

Summary

Comparables Used

Average Adjusted Price

$415,000

Median Adjusted Price

$407,000

Low / High

$403,000 – $435,000

Average $/SqFt

$192.23

Median $/SqFt

$190.79

Suggested List Price

$403,674

Based on average $/SqFt × subject SqFt (2,100 sqft). Use as a starting point — adjust for condition, location, and market velocity.