What Is a CMA in Real Estate?
A Comparative Market Analysis (CMA) is a detailed report that estimates the current market value of a home based on recent sales of similar properties in the same area. Real estate agents use CMAs to help sellers set the right listing price and to help buyers make competitive offers without overpaying.
On the North Shore of Massachusetts — where neighborhoods like Beverly, Salem, Marblehead, and Swampscott can shift dramatically from street to street — a precise CMA is the difference between pricing your home to sell and pricing it to sit.
How Does a CMA Work?
A CMA compares your property to recently sold “comparable” homes — called “comps.” A comp must be close enough in size, condition, location, and features to be a meaningful benchmark. Daniel Meegan pulls comps from the local MLS and considers factors that automated tools like Zillow’s “Zestimate” frequently miss:
- Recent sales (past 3–6 months): The market shifts fast; older sales can mislead.
- Location micro-factors: A home one block from the beach in Swampscott may be worth 15–20% more than a similar home a mile inland.
- Interior condition: Updated kitchens and baths add real value that algorithms can’t see.
- Lot size and layout: A corner lot or finished basement changes the equation entirely.
- Active competition: What else is on the market right now affects how buyers will compare your home.
CMA vs. Appraisal: What’s the Difference?
A CMA and a home appraisal both estimate a property’s value — but they’re not the same thing and they serve different purposes.
| Feature | CMA | Appraisal |
|---|---|---|
| Who provides it | Real estate agent | Licensed appraiser |
| Cost | Free (from your agent) | $500–$800 in Massachusetts |
| Used for | Pricing strategy | Lender loan approval |
| Timing | Before listing | After offer accepted |
| Binding? | No | Yes (for lender purposes) |
If your CMA price and the appraisal diverge significantly, it can cause a buyer’s financing to fall through. An experienced agent accounts for this risk when pricing — setting a price that’s supported by recent comps and likely to survive the appraisal process.
What Does a North Shore CMA Look Like?
Daniel’s CMAs for Beverly, Salem, Peabody, and Lynn sellers typically include:
- A subject property summary (beds/baths, square footage, lot size, age, condition)
- 3–5 recently sold comparable properties with sale price, days on market, and adjustments
- 2–3 active listings (your current competition)
- Suggested list price range with low, recommended, and aggressive scenarios
- Current market conditions summary (buyer’s or seller’s market, average DOM, sale-to-list ratio)
The 2026 North Shore real estate market conditions — tighter inventory in Beverly and Marblehead, more competition in Lynn and Peabody — significantly affect how aggressively Daniel recommends pricing.
Can I Get a Free CMA From Daniel?
Yes. Daniel provides free, no-obligation CMAs for homeowners across the North Shore. Whether you’re thinking about selling in six months or six years, knowing your home’s current market value helps you plan smarter.
To request your free CMA, contact Daniel directly at (978) 500-7978 or use the contact form on any city page — Beverly, Salem, Peabody, or Lynn.
How Accurate Is a Zillow Zestimate vs. a CMA?
Zillow’s Zestimate is an automated valuation model — it uses public records, tax data, and algorithm-driven comparisons to estimate value. On the North Shore, where Victorian colonials sit next to new construction and waterfront views add unpredictable premiums, Zestimates routinely diverge from actual market value by 5–15%.
A CMA from a local agent who knows the neighborhoods, has walked comparable homes, and understands what North Shore buyers actually pay premium for is significantly more accurate than any automated tool. If you’re making a decision about the biggest financial transaction of your life, don’t rely on an algorithm.
CMA for Probate Properties
Probate sales in Essex County require more than a standard CMA. The Personal Representative of the estate is typically required to price the property at or above fair market value, and the probate court may scrutinize the list price and sale price. Daniel’s probate real estate expertise means his CMAs for estate properties account for deferred maintenance, as-is condition disclosures, and the longer timeline typical of probate sales.
Ready to Request a Free CMA on the North Shore?
Before you call any agent, make sure you understand what you’re getting. Review the questions to ask a real estate agent — including specifically how they calculate their CMA and how their list price recommendations have compared to actual sale prices in the past 12 months.
And when you’re ready to talk numbers, Daniel Meegan is available for a free, no-pressure consultation across all North Shore communities. See the full list of communities Daniel serves.