A CMA, an online estimate and an appraisal are not the same
Three tools get called a home's “value,” and they answer slightly different questions.
Comparative market analysis (CMA)
A CMA is what I prepare as your REALTOR®. I compare your home with similar homes that recently sold, homes under contract and homes currently for sale nearby, then adjust for real differences like square footage, condition, updates, lot, pool and garage space. Because I walk through your home, the CMA reflects what a buyer will actually see. It's built to help you choose a list price.
Online estimates
Automated estimates on home search websites use public records and recent sales data. They're quick and can be a useful starting point, but they can't see inside your home. They don't know about a new roof, a remodeled kitchen, a pool that needs resurfacing or a backyard that backs to a busy road. Different websites often give different numbers for the same house.
Appraisal
An appraisal is a licensed appraiser's opinion of value, usually ordered by a buyer's lender after a contract is signed. It protects the lender and follows its own standards. Some homeowners order an appraisal before listing for estate, divorce or other reasons, and that can be helpful too. For most sellers, a CMA is the right first step.
What affects home value in the West Valley
Values vary by home and by market, which is why I won't guess at a number before seeing your property. These are the factors I look at most closely in Surprise, Peoria, Goodyear, Buckeye and the rest of the West Valley.
Condition
Buyers compare your home with others at the same price. Roof age, HVAC age and performance, plumbing, electrical and visible wear all matter. In Arizona, a working, well-maintained air conditioning system is a big deal to buyers.
Updates
Kitchens, bathrooms, flooring and paint drive a lot of first impressions. Not every update pays for itself, so I'll tell you honestly which ones show up in sale prices and which ones mostly come down to personal taste.
Lot
Lot size, shape and position all play a part. So do features like an RV gate, side yard access, mature desert landscaping, mountain views, a corner or cul-de-sac location, and what the lot backs to, such as open space, a golf course, a wash or a busy road.
Pool
A pool is a major feature in the Valley. Its condition matters as much as whether you have one: clean water, working equipment and surfaces in good shape help. Some buyers want a pool; others would rather not maintain one. A CMA compares your home with others that share the same feature.
Solar: leased vs. owned
Solar can affect value and the sale process differently depending on how it's held. An owned, paid-off system goes with the house. A leased system or one with a power purchase agreement usually has to be transferred to the buyer, who must qualify with the solar company. A financed system may have a loan or lien that needs to be handled at closing. Gather your solar paperwork early so buyers and lenders can review it.
HOA
Monthly or annual dues, what they cover, amenities and community rules all factor into buyer decisions. Some West Valley communities, such as Sun City and Sun City West, are age-restricted (55+), which shapes the pool of eligible buyers and the comparable sales I use.
Location factors
Access to major roads like Loop 303, Loop 101, I-10 and Grand Avenue (US 60), nearby shopping and services, views and street traffic all show up in comparable sales. I compare homes as close to yours as possible, in the same subdivision when there are enough recent sales.
Getting your home ready before you find out its value
You don't need to clean or stage before a CMA consultation. I'd rather see the home as it is so I can tell you what's worth fixing. It helps to have a short list of updates you've made and roughly when, your HOA information, and any solar, warranty or permit paperwork. If you're thinking about selling, I can also explain home staging while I'm there; staging help is included for my listing clients.
How to request a no-obligation home value consultation
Requesting a CMA is simple, and there's no obligation to list with me.
- Reach out. Call or text me at 480-550-2871, or email tyrawadehomes@gmail.com. Tell me the property address and a little about your timing.
- Schedule a visit. I come to you for a mobile consultation, usually a walkthrough of the home and a conversation about your goals.
- Get your CMA. I'll go over the comparable sales, explain how I reached my recommended price range, and answer your questions.
If you decide to sell, my sell your home page explains every step, from pricing to closing. If you're just curious, that's fine too. Knowing your home's value can help with planning, refinancing conversations with a lender, or deciding whether to update before you sell.
Frequently asked questions
How do I find out what my home is worth?
The most reliable way before listing is a comparative market analysis from a local agent who has seen your home. I compare your property with recent sales, pending sales and active listings nearby, then adjust for condition, updates and features. Call or text me at 480-550-2871 or email tyrawadehomes@gmail.com to request a no-obligation consultation.
Are online home value estimates accurate?
Online estimates can be a useful starting point, but they can't see inside your home. They rely on public records and recent sales, so they miss things like a remodeled kitchen, a new roof or a pool that needs work. Different websites often show different numbers for the same house. A CMA based on a walkthrough is more specific.
What is the difference between a CMA and an appraisal?
A CMA is prepared by a real estate agent to help you choose a list price, using comparable sales and a look at your home. An appraisal is a licensed appraiser's opinion of value, usually ordered by a buyer's lender during escrow. Both use comparable sales, but an appraisal follows lending standards and serves the lender.
Does a pool add value to a home in Arizona?
A pool can add appeal, but how much it affects value depends on the home, the neighborhood's comparable sales and the pool's condition. Some buyers specifically want a pool; others prefer not to maintain one. A clean pool with working equipment helps. I compare your home with similar homes that have, or don't have, a pool.
How does leased solar affect selling my home?
Leased solar usually has to be transferred to the buyer, who must qualify with the solar company, so it adds a step to the sale. Owned, paid-off systems simply go with the house. Financed systems may have a lien that must be handled at closing. Gather your solar contract and account details early so buyers and lenders can review them.
Is a home value consultation with Teigh really no-obligation?
Yes. Requesting a CMA doesn't commit you to listing with me or to selling at all. Many homeowners just want to know where they stand for planning purposes. I'll walk through your home, explain the comparable sales and my reasoning, and answer your questions. If you decide to sell later, you'll already have a head start.
Do HOA fees affect my home's value?
They can. Buyers weigh the dues against what the HOA covers, such as amenities, common area upkeep or community services, and against the rules they'll live with. Age-restricted (55+) communities like Sun City and Sun City West also have their own buyer requirements. I use comparable sales from similar HOA communities to account for this.