Free tool
CMA comparable sales worksheet
Line up the subject property and three to six comparable sales, enter your own dollar adjustments and see price per square foot, adjusted prices, the average, the median and a range. Print it, save a PDF or PNG, or copy it into a spreadsheet. A worksheet to organise your own comps, not an appraisal or valuation. Nothing you type is sent or stored.
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How the worksheet works
For each comp the worksheet divides the sale price by the living area to get a price per square foot. It then adds your four adjustments to the sale price to get an adjusted price, and divides that by the living area for an adjusted price per square foot. Across all the comps with a sale price it shows the average and median adjusted price and a range from the lowest to the highest. If the subject’s living area is filled in, it also shows the average adjusted price per square foot multiplied by that area as a cross-check.
Using it at a listing appointment
- Fill in the subject property from your notes or the walk-through.
- Add three to six recent sales you chose as comparable and enter their facts from your own MLS or records.
- Enter the adjustments you can support for each difference and rename the columns if you use other categories.
- Look at the adjusted prices together. If one comp sits well away from the others, re-check it before relying on the range.
- Print it or save a PDF or PNG to keep with your listing file, or copy the table into a spreadsheet.
What it is not
It does not fetch sales, pick comps or decide adjustment amounts, and it is not an appraisal, a valuation or a broker price opinion. Whether and how you present comparable sales to a client is governed by your local rules and brokerage, so use the worksheet as a way to organise your own work.
Related tools: the price per square foot calculator, the seller net sheet calculator, the listing presentation checklist and the buyer consultation worksheet. See all the free tools for real estate agents.
Guide: How to run a CMA and adjust comparable sales.
Common questions
What is a CMA comparable sales worksheet?
It is a one-page grid that lines up the subject property next to the recent sales you picked as comparables, with the sale price, date, beds, baths, size, lot and condition of each. Agents then adjust each comp’s price for the differences from the subject and look at the adjusted prices together. This tool is the grid and the arithmetic; the choice of comps and the adjustments are yours.
Is this an appraisal or a valuation?
No. It is a worksheet for organising your own comparable sales. It does not look up any data, does not choose comps and does not say what a home is worth. An appraisal is a separate, regulated service, and a broker price opinion or CMA that you present to a client is your own professional work product. Check what your local rules and brokerage require.
How do the adjustments work?
Each comp has four adjustment columns that you can rename. Enter a positive number when the comp is worse than the subject in that respect (so its price is raised to match), and a negative number when the comp is better (so its price is lowered). The adjusted price is the sale price plus the adjustments. Where you take the dollar amounts from, such as paired sales or local cost data, is up to you.
How are the average, median and range worked out?
Only comps with a sale price are used. The average is the adjusted prices added up and divided by the number of comps. The median is the middle adjusted price, or the average of the two middle prices when there is an even number. The suggested range runs from the lowest to the highest adjusted comp price, so one outlier widens it; remove or re-check a comp that sits far from the rest.
How many comps should I use?
The worksheet takes three to six. Many agents start with three to five recent, nearby sales of similar homes and add more where the market is thin. There is no single right number, so use as many as you can defend.
Does the worksheet save what I enter?
No. The addresses, prices and contact details stay in your browser and are not sent to Kadapt, stored or used in analytics. The only thing counted is that someone pressed the print, PNG or copy button, never what was on the sheet.