WTF is an accurate CMA in this market?

If you've ever stared at your MLS screen thinking, "There is no right answer here," this episode is for you.

Today we're breaking down completing a CMA for offers and listings step-by-step using two real, tricky properties—one urban with a pool and guest house on a busy road, and one rural with acreage, a workshop, and a mother-in-law suite.

Spoiler alert: one property had a $50,000 pricing spread… and the other we comped separately and landed on the exact same list price.

Here's what we cover: - What CMA actually stands for (and what to call it with clients) - Why you should never say "CMA" to a seller - How we use the MLS polygon tool strategically - Why location comes first when choosing comps - How to bracket square footage properly - When to expand your search to zip code - Using price per square foot as a guide (not gospel) - How to handle unique properties with no good comps - When to suggest a pre-listing appraisal - How to price in a hot market without ignoring the data - What to do when neighbors question your price - Clear Tidewater Act explained (VA appraisal disputes) - Fighting for value when an appraisal comes in low - Adjusting for busy streets, pools, workshops, and updates - Why CMAs are part data, part experience

Key takeaway: there is no "perfect" CMA. Completing a CMA for offers and listings is a blend of data, intuition, market knowledge, and clear communication.

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Music: Straight A's by Connor Price → https://connorprice.shop/ The Good Life by Summer Kennedy → https://soundcloud.com/summerkennedy/the-good-life Be The One by Matrika → https://uppbeat.io/t/matrika/be-the-one

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