Real estate market analysis with comps and a clear price range
Whether you're an agent preparing a listing appointment or an owner wondering what your home is worth, a market analysis needs good comparables and honest adjustments. This prompt has your agent pull recent public sales and listings near the property, compare them, adjust for differences and give a price range with every source linked.
The prompt
- Make a comparative market analysis for [PROPERTY ADDRESS]: [PROPERTY DETAILS]. Search public listing and sold-data sites for comparable sales within [RADIUS] in the last [TIME PERIOD], same property type, similar size and age. Pick the 4 to 6 best comps and show each with address, sale date, price, size, price per sq ft or m², beds/baths, condition and a link. Adjust each comp for differences (size, condition, garage, lot, view) and explain each adjustment in a line. Add active and pending listings as competition, average days on market, and list-to-sale price ratio if the data is available. Give a suggested price range and a suggested list price for a [GOAL]. Add a short neighborhood section (schools, transport, recent trends) with sources. Make a branded PDF for [WHO IT'S FOR].
What to change
- [PROPERTY ADDRESS]: Full address or at least the street and town.
- [PROPERTY DETAILS]: E.g. "3-bed, 2-bath detached house, 1,650 sq ft, built 1998, new kitchen, 1-car garage".
- [RADIUS]: E.g. "0.5 miles" in a city, "2 miles" in a suburb.
- [TIME PERIOD]: E.g. "6 months". Use 12 if few homes sell nearby.
- [GOAL]: E.g. "quick sale within 30 days", "top price, no rush".
- [WHO IT'S FOR]: E.g. "my seller clients, with my brokerage logo attached" or "just me".
Example result
- Comparative market analysis: 42 Maple Drive
- 3 bed, 2 bath detached, 1,650 sq ft, built 1998, renovated kitchen, 1-car garage. All figures illustrative.
- Sold comparables (last 6 months, within 0.5 miles)
- • Comp 1, 17 Birch Ct: sold 410,000, 1,600 sq ft, 256/sq ft, original kitchen. Adjust +12,000 for kitchen. Adjusted: 422,000
- • Comp 2, 88 Maple Dr: sold 435,000, 1,720 sq ft, 2-car garage. Adjust -7,000 size, -8,000 garage. Adjusted: 420,000
- • Comp 3, 5 Cedar Ln: sold 399,000, 1,580 sq ft, needs roof. Adjust +6,000 size, +10,000 condition. Adjusted: 415,000
- • Comp 4, 230 Elm St: sold 428,000, 1,650 sq ft, backs onto busy road. Adjust +5,000 location. Adjusted: 433,000
- • Comp 5, 61 Oak Pl: sold 445,000, 1,700 sq ft, new kitchen and baths. Adjust -4,000 size, -15,000 baths. Adjusted: 426,000
- Each comp has a link to its public listing record in the PDF.
- Market snapshot
- • 3 active listings in the area, asking 419,000 to 449,000
- • Sold homes averaged about 21 days on market
- • Sale prices averaged about 98 to 99% of list price
- Suggested range
- • Adjusted comps range: 415,000 to 433,000
- • Likely market value: about 420,000 to 428,000
- • For a quick sale (your goal): list at 424,900, just under the 425,000 search bracket, so it shows in more buyer searches
- Neighborhood notes
- • Two elementary schools within a 10-minute walk (see the district site)
- • Bus line to the town center on Maple Drive
- • Two new-build developments nearby may add competition next spring
- Limits
- This is a desk analysis from public data. It isn't a formal appraisal. Interior condition, recent unlisted sales and local agent knowledge can move the number.
How to do it with todo.is
- Copy the prompt and fill in the address, home details and your goal.
- Paste it into todo.is or send it to your agent on WhatsApp or Telegram.
- Your agent searches public sales data, picks comps with links and builds the PDF.
- Review the comps, swap any you disagree with, and ask for a monthly update as a recurring to-do if you're watching the market.
Tips for a better result
- Use sold prices, not asking prices, for your main comps. Active listings show competition, not value.
- Stay close in time and distance first. A slightly different home next door often beats a perfect match across town.
- Explain each adjustment in one line. Clients trust a number more when they see where it came from.
- Price just under a round number (like 424,900) so the home appears in more search filters.
real estate market analysis: FAQ
- What is a real estate market analysis? Often called a comparative market analysis (CMA), it estimates a property's value by comparing it with similar homes that sold recently nearby, adjusted for differences.
- Is a CMA the same as an appraisal? No. A CMA is an informal estimate, usually by an agent. An appraisal is a formal valuation by a licensed appraiser, often required by lenders.
- How many comparables should a CMA use? Three to six good comparables is common. Quality matters more than quantity: recent, nearby and similar in size and type.
- Where does todo.is get the sales data? Your agent searches public listing and sold-price websites and links every source. It can't access private MLS data unless you share an export or log in through your own browser.
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