A listing price is the number the seller chose, and it opens the negotiation rather than settling it. Before you write an offer, a comparative market analysis establishes what the home is worth, what room you have to negotiate, and what an appraiser is likely to find once you are under contract.

What the listing price leaves open

A Zestimate cannot tell you whether this specific house is priced to move or priced to test the market. It cannot see that the kitchen was updated last year, that the shop out back is worth thousands of dollars to the right buyer, or that three other homes on the same block sold for less because they back up to a busy road. In a market like Grants Pass and the wider Rogue Valley, where a fixer, a mid-range home, and a custom build can sit within a few hundred feet of each other, an online estimate and the actual number can be tens of thousands of dollars apart. You deserve a CMA built for you.

Everything in your complimentary Buyer’s CMA

Home data sites charge a monthly subscription for a report on a house. Everything those reports carry is in mine, at no cost, along with the work only a local broker does. I show every step so you can see exactly how the number was built before you decide what to offer.

• Every comp confirmed against the county recorder’s recorded sale price.
• Comps matched to this house’s actual condition first. A dated home compared against three fully renovated sales hands you the wrong ceiling.
• Each comp’s financing noted where it is available, cash, conventional, or an owner-carry sale, since a seller-financed sale can reflect favorable terms. I flag those sales in the table.
• A three-window market read, one year back, six months back, and the current quarter, so you know whether this price range is heating up or cooling off before you write your offer.
• Active, pending, and sold counts in the exact price band you are shopping, pulled from my own MLS access. Zillow and Redfin do not publish that.
• The home’s ownership and sale history from county records, and its value over time: what it last sold for, and what it is worth now.
• The tax history: assessed value, Real Market Value, and the annual bill you would inherit.
• Natural hazards for this exact address: landslide, earthquake, flood, wildfire, and radon, from the state’s own hazard maps.
• Zoning, easements, insurability, and any use restriction checked for this specific parcel.
• The property’s building permit history, pulled directly from the county, so you know before you write an offer whether that finished basement or shop was ever permitted.
• The exact school this property is assigned to, pulled from the district’s boundary map.
• If the home has solar, a clear read on whether it is owned or leased before you write your offer. A leased system can mean a separate credit approval running alongside your mortgage, and catching it at the offer stage keeps your closing on schedule.
• A monthly payment estimate built on this property’s actual tax code area and an insurance estimate for its specific wildfire and flood exposure.
• A public read on the seller’s likely motivation: days on market, prior price reductions, and listing history, so you know how much room you have to negotiate.
• A complimentary updated CMA any time in the next twelve months.

Whenever a property I have written a CMA for gets a professional appraisal, I log the result against my own number, so my process keeps calibrating against independent data.

How you get yours

Your Buyer’s CMA is complimentary. Fill in your details below with the address of the home you are considering, and I will call to talk through what you are looking for, then put together your full written report: the comps, the adjustments, a fair market value range, and an offer strategy built for this exact property. It is yours to keep, whether you write the offer with me, with someone else, or not at all.

More questions: Is it a buyer’s or seller’s market right now? · How much house can I afford? · How do I make a competitive offer in Oregon’s current market?