Pricing your home without an agent CMA

A neighbor's sale is a data point, not a price. List too high and you train the market to wait. List too low and you donate equity you could have kept by skipping the listing commission.

Build a short comp set

Use solds from the last 90 days, same school zone, similar beds and baths. Adjust for updates, lot, and whether the other sale paid a buyer's agent.

Run the net, not the list

Start with a realistic list, subtract remaining mortgage, closing costs, and any buyer-agent offer you choose to make. That net is the number that should survive a price cut.

Refresh after week two

If showings are thin, change photos or timing before you slash price. If showings are busy and offers are not, the packet — not the list price — is usually the leak.