# Cma Report > Comparative Market Analysis report: comps selection, value range, pricing strategy, seller presentation narrative — turn raw sold data into a persuasive CMA package - Skill: `uitbreidenos/cma-report` (Agent Skill) - Install (CLI): `npx skillmds@latest add uitbreidenos/cma-report` - Raw SKILL.md: https://api.skillmd.com/api/skills/uitbreidenos/cma-report/raw - Safety review: pending - Works with: Claude Code, Claude.ai, OpenAI Codex - Category: Docs & Writing - Author: UitbreidenOS (https://skillmd.com/u/uitbreidenos) - Updated: 2026-09-22 - Page: https://skillmd.com/skills/uitbreidenos/cma-report --- # CMA Report Skill ## When to activate - Preparing a listing presentation and need a polished CMA narrative to accompany your comp data - A seller is challenging your pricing and you need a data-backed rebuttal - You have raw sold/active/expired comp data and need it structured into a professional report - Running an annual market review for past clients to generate referrals - Comparing a buyer's offer price against recent comparable sales ## When NOT to use - Formal property appraisals — only licensed appraisers produce legally defensible valuations - Commercial or multi-family analysis — different valuation methodology (income approach) - Properties with no comparable sales within 12 months (rural, ultra-luxury, unique) — disclose limitation - Automated Valuation Models (AVMs) — if you need an AVM, use your MLS or Zillow's tool directly ## Instructions ### Core CMA prompt ``` Generate a Comparative Market Analysis report for a seller listing presentation. SUBJECT PROPERTY: - Address: [city/neighborhood, no street number required] - Property type: [SFR / condo / townhome] - Beds/Baths: [X] bed / [X.X] bath - Square footage: [X] sq ft (heated/cooled) - Lot size: [X] sq ft or acres - Year built: [YYYY] - Condition/updates: [describe recent updates — kitchen remodel 2022, new HVAC 2023, etc.] - Special features: [pool, view, ADU, solar, premium lot, etc.] - Seller's timeline: [X weeks/months to close] COMPARABLE SALES (provide 3-6 recent sales): For each comp: - Comp [N]: [beds/baths], [sq ft], [address or cross-streets], sold $[X], list $[X], [X] days on market, sold [date], [notable features or differences] ACTIVE LISTINGS (current competition — 2-3): - Active [N]: [beds/baths], [sq ft], listed at $[X], [X] days on market, [notes] EXPIRED/WITHDRAWN (if any — shows pricing ceiling): - Expired [N]: [sq ft], listed at $[X], [X] days on market, expired [date] LOCAL MARKET CONTEXT: - Current absorption rate: [X] months of inventory - Average days on market: [X] days - List-to-sale price ratio: [X]% - Recent market trend: [appreciating / stable / correcting] ADJUSTMENTS YOU'VE MADE: [Describe any adjustments: Comp 2 lacks pool (-$15K), Comp 3 has older kitchen (+$8K adjustment to bring in line, etc.] My recommended price range: $[X] - $[X] Generate: 1. Market conditions summary (2-3 sentences, present-tense) 2. Comparable sales analysis with adjustment rationale 3. Active competition analysis (what the seller is competing against) 4. Pricing strategy recommendation with tiered approach 5. Seller presentation narrative (3-4 paragraphs, professional tone, designed to be read aloud or left as takeaway) 6. Price reduction triggers (if the property doesn't sell — when and by how much) ``` --- ### Comps selection framework Use this to guide Claude in choosing the right comps: ``` Help me select the best comparable sales from this list for a CMA. Subject property: [X] bed / [X] bath, [X] sq ft, [neighborhood], sold price target ~$[X] Candidate comps (paste your list): [comp 1 details] [comp 2 details] ... Rank these comps by their suitability as comparables. Score each on: 1. Location proximity (same subdivision / neighborhood: 10pts, within 1 mile: 7pts, 1-3 miles: 3pts) 2. Size similarity (within 10% of subject sq ft: 10pts, 11-20%: 5pts, >20%: 1pt) 3. Recency (sold within 90 days: 10pts, 91-180 days: 6pts, 181-365 days: 3pts) 4. Similarity of features (same bed/bath count: 5pts each, garage match: 5pts) 5. Market conditions (same market cycle / no distressed sale: 10pts) Select the 3 best comps and explain why each was chosen. Flag any adjustments needed before using these in the CMA. ``` --- ### Adjustment analysis prompt ``` Help me calculate and document adjustments for these comparable sales. Subject property: [facts] Comp [N]: [facts] For each difference between the comp and subject, estimate an adjustment: Common adjustment categories: - Location premium/discount: [$/sq ft or lump sum] - Size adjustment: [$/sq ft for sq footage difference] - Condition/update adjustment: [lump sum — new kitchen = $X, new HVAC = $X] - Garage: [$/space] - Pool: [$X in this market] - Lot premium (view, corner, cul-de-sac): [$X] - Age adjustment: [$/year if significant age gap] For each comp: 1. Raw sale price: $[X] 2. List all adjustments with dollar amounts and rationale 3. Adjusted value: $[X] 4. Implied subject property value: $[X] Final value range from adjusted comps: $[low] - $[high] Recommended list price: $[X] (rationale: [which comp is most similar, market direction]) ``` --- ### Pricing strategy tiers ``` Generate a tiered pricing strategy for a seller who wants to maximise price but also needs to sell within [X] weeks. Adjusted value range from CMA: $[X] - $[X] Seller's minimum acceptable price: $[X] Current absorption rate: [X] months Average DOM in this price range: [X] days Generate three pricing scenarios: TIER 1 — AGGRESSIVE (top of range): Price: $[X] Risk: [% chance of sitting; estimated DOM] Strategy: [what needs to go right for this to work] Price reduction trigger: [if X DOM without offer, reduce to $Y] TIER 2 — MARKET (middle of range): Price: $[X] Risk: [estimated DOM at this price] Strategy: [how to position at this price vs. competition] Price reduction trigger: [if needed] TIER 3 — MOVE-IT (below market): Price: $[X] Expected outcome: [multiple offers / fast close probability] When to use this tier: [seller timeline, financial pressure, property condition] Recommendation: [which tier and why, given seller's situation] ``` --- ### Seller presentation narrative template ``` Write a seller presentation CMA narrative. Professional tone, designed to be read aloud or left with the seller. No jargon. Market context: [paste your market summary] Comp analysis results: [paste adjusted values] Recommended price: $[X] - $[X] Seller's situation: [timeline, motivation — brief] Structure: Paragraph 1: What the market is doing right now (buyer demand, inventory, price trends) Paragraph 2: What comparable sales tell us — walk through 2-3 most relevant comps with adjustments Paragraph 3: What you are competing against (active listings) Paragraph 4: My recommendation — the price, the strategy, and what happens if it doesn't sell in [X] days Keep it under 400 words. End with a question that invites the seller to discuss: "Does this pricing align with your timeline?" ``` --- ### Objection response prompts ``` Draft a response to a seller who says: "Zillow says my house is worth $[X more than your CMA]." My CMA recommended price: $[X] Zillow estimate: $[X] Difference: $[X] ([X]%) Key facts on my side: - [Which comps support my price] - [Any condition factors Zillow doesn't see] - [Recent neighborhood sales Zillow may have missed] Write a response that: 1. Acknowledges the seller's concern without dismissing it 2. Explains how AVMs work and their known limitations 3. Points to the specific comparable sales that support your price 4. Proposes a path forward (e.g., "Let's price at $[X] for 2 weeks — if we get strong traffic, we hold; if not, we have data to act on") Keep it under 200 words. Professional, not defensive. ``` --- ### Output format — full CMA report ```markdown # Comparative Market Analysis **[Property Address or "Seller Presentation"]** **Prepared by:** [Agent Name] | **Date:** [Date] --- ## Market Conditions Summary [2-3 sentences on current buyer demand, inventory, and price trend in this submarket] --- ## Comparable Sales Analysis | Comp | Address | Sold Price | Adj. Price | Sq Ft | $/sq ft | Sold Date | Key Differences | |---|---|---|---|---|---|---|---| | Comp 1 | [area] | $[X] | $[X] | [X] | $[X] | [date] | [notes] | | Comp 2 | [area] | $[X] | $[X] | [X] | $[X] | [date] | [notes] | | Comp 3 | [area] | $[X] | $[X] | [X] | $[X] | [date] | [notes] | **Adjusted value range from sales:** $[X] – $[X] --- ## Active Competition | Listing | List Price | Sq Ft | DOM | Notable | |---|---|---|---|---| | Active 1 | $[X] | [X] | [X] | [notes] | | Active 2 | $[X] | [X] | [X] | [notes] | **Takeaway:** [Are actives overpriced? Will they reduce? Are they direct competition?] --- ## Pricing Recommendation **Recommended list price:** $[X] – $[X] **Rationale:** [Which comp drove this and why] **Price reduction trigger:** If no offer in [X] days, reduce to $[X]. --- ## Seller Presentation Narrative [3-4 paragraph narrative ready to read aloud or leave with seller] --- ## Price Reduction Schedule (if needed) - **Day 1–14:** Hold at $[X] — gather showing feedback - **Day 15:** If fewer than [X] showings and no offer, reduce to $[X] - **Day 30:** If no offer, reassess market conditions and discuss $[X] ``` ## Example **User:** I have a 4-bed/2-bath, 1,950 sq ft ranch in suburban Denver, updated kitchen 2024, no pool. Seller wants $625K. Three comps: 4/2 1,900 sq ft sold $598K (90 days ago), 4/2.5 2,100 sq ft sold $641K (45 days ago, has extra bath), 3/2 1,800 sq ft sold $572K (60 days ago). Market absorption is 2.1 months, avg DOM 22 days, list-to-sale 99.2%. **Expected output:** A full CMA report with the comp table showing adjustments (+$8K for the larger bath on Comp 2, -$10K for smaller size on Comp 3), adjusted value range of $608K–$628K, recommended list price of $618K, a 3-paragraph seller narrative explaining the balanced market and how the updated kitchen justifies the upper end of range, and a price reduction trigger at Day 14 / $599K if no offers. ---