Are you trying to price a home or write a winning offer in San Mateo County? In a market where values can change from one block to the next, guessing is costly. You need a clear, local read on value so you can move with confidence. In this guide, you’ll learn what a Comparative Market Analysis (CMA) is, how it works in our Peninsula micro-markets, and how to request one that supports smart pricing and offers. Let’s dive in.
CMA basics in San Mateo County
A Comparative Market Analysis is a pricing opinion prepared by a real estate agent. It estimates a home’s probable sale price based on recent comparable sales, current listings, and adjustments for differences like size, condition, location, and lot. In San Mateo County’s fast-evolving market, a CMA translates block-level nuances into a realistic price range you can use.
A strong CMA helps sellers choose a listing strategy and timing. It also helps buyers shape offer terms and manage appraisal risk, especially where price per square foot can vary by property type and street. Because small differences in commute access, school district boundaries, views, or lot size can shift value, human review is essential.
What goes into a San Mateo CMA
Comparable sale types
- Sold comparables: These anchor the value because they reflect market-clearing prices. Most CMAs use 3 to 8 recent sales.
- Pending sales: These show where the market is headed right now, helpful when conditions shift quickly.
- Active and expired listings: These provide context for seller expectations and market limits.
- Off-market or privately sold listings: In tight micro-markets, private sales can be meaningful and are typically accessible to local agents through the MLS and network.
Property factors that move price here
- Living area and price per square foot: Core drivers that vary by city and by property type, such as condo versus single-family.
- Lot size and usability: A major premium in places with larger parcels like Burlingame and Hillsborough.
- Bed and bath count and layout: Remodel patterns across the county mean room functionality matters.
- Age, condition, and permits: Permitted work and recent renovations support value and appraisability.
- Upgrades and quality: Turnkey homes near job centers can command a premium.
- Views and setting: Bay, ocean, or ridge views influence the buyer pool and price.
- Garage, parking, and transit access: Walkability to Caltrain in cities like Burlingame, San Mateo, and Redwood City can be a measurable plus. BART access matters in Daly City and South San Francisco.
- HOA factors for condos: Dues, rules, and assessments can significantly affect value.
- Zoning and ADU potential: Development opportunities can add value in neighborhoods with larger lots.
- Hazard and disclosure items: Flood, wildfire, or landslide risk and seismic retrofits affect insurance, lending, and buyer confidence.
Timeframe and market speed
In faster submarkets, agents focus on sales from the last 3 months. For slower segments or unique homes, they may extend to 6 to 12 months and then time-adjust the data. In San Mateo County, downtown condos can move on a different clock than coastal homes, so the timeframe should match the property’s segment.
Micro-market adjustments that matter
- Street or block premium: A quiet, tree-lined block can justify adjustments even within the same zip code.
- Transit access: Walking distance to Caltrain or direct commute routes can attract more buyers.
- School district boundaries: Lines between districts such as San Mateo-Foster City, San Carlos, and Sequoia Union High School District can influence demand.
- Waterfront proximity: Bayfront or coastal exposure carries different buyer pools and insurance considerations.
- Noise and traffic: Proximity to Highways 101 and 280 or flight paths near SFO may require downward adjustments.
A well-documented CMA explains these adjustments clearly and shows several comps so you can see the logic.
CMA vs online estimates
What automated estimates do well
Automated valuation models (AVMs) offer quick, ballpark numbers using public records, tax data, and statistical modeling. They help with broad trend snapshots at the county or city level. They are useful for curiosity checks when you are just getting started.
Where AVMs miss locally
AVMs usually cannot see interior condition, recent renovations, unpermitted work, or a unique view. They often smooth over block-level differences and school boundaries that matter here. They also miss private and off-market comps and can struggle with unusual properties or homes in special hazard areas.
What a local CMA adds
A local CMA blends MLS access, agent intel, and property-specific details. It accounts for commute patterns, school boundaries, noise, and views. It also ties pricing to a strategy for marketing, timing, and appraisal support. Use AVMs for a quick check, then rely on a CMA for pricing decisions, offer strategy, and appraisal planning in San Mateo County.
How sellers use a CMA
What to expect in the report
A seller-focused CMA should include:
- A suggested list price range and a recommended starting price.
- 3 to 6 recent sold comps, plus pending and active listings, and expireds for context.
- Clear adjustments with rationale, such as value added for a permitted kitchen remodel or a reduction for proximity to a highway.
- A marketing plan tied to the price, including staging, timing, and target buyer segments.
- An optional net proceeds estimate that outlines likely closing costs and payoff scenarios. You should verify final figures with your lender and title team.
Pricing strategy and marketing alignment
The best CMAs connect price to presentation and timing. For example, if you aim to attract commuters, the plan may highlight walkability to Caltrain and schedule open houses to match work calendars. If your home has unique features, the strategy may use premium photography, 3D tours, and a property microsite to expand reach and support the price.
Appraisal support and negotiation
A CMA helps you price within an appraisable range. It can also signal where buyers may need to include appraisal gap strategies. Your agent should explain the likely appraisal cushion at different list prices and how to respond if offers exceed expected appraisals.
How buyers use a CMA
Set a competitive offer
A buyer-focused CMA sizes up recent sales and current supply, then recommends an offer range that matches your risk tolerance. It can also outline likely competition in the submarket and suggest escalation or appraisal strategies when needed.
Evaluate the asking price
A CMA helps you decide if a list price is reasonable. It highlights gaps between a seller’s expectations and documented sales so you can negotiate with facts rather than feelings.
How to request a CMA in San Mateo County
Who to contact
Reach out to a local REALTOR who is active in San Mateo County and a member of the local MLS. It can help to request CMAs from two agents with different strengths, such as one focused on your neighborhood and another with similar property type experience.
What to provide: a simple checklist
- Property address and APN if available.
- Accurate living area and lot size.
- Bedroom and bathroom count, plus any functional layout notes.
- Year built and a list of recent renovations with permit details if you have them.
- Any known unpermitted work and copies of permits where available.
- Interior and exterior photos if possible.
- HOA information for condos, including dues and any pending assessments.
- Parking details and storage.
- Your timeline for selling or buying, and optional mortgage balance for sellers.
- Any neighborhood nuisances or recent changes like road work or noise patterns.
Questions to vet the CMA
- Which comps did you choose and why? Can I see addresses and sale dates?
- What timeframe did you use for sold comps and why?
- How did you quantify adjustments, in dollars or percentages, and can you show the math?
- Did you include pending or off-market comps?
- How will you market the property at the suggested price?
- If the CMA differs from an online estimate, what explains the gap?
- Will you provide a written CMA with a clear price range?
Practical expectations
Most agents provide a complimentary basic CMA. If you plan to list, ask for a more detailed pre-listing CMA with full adjustments and strategy. Request the CMA in writing as a PDF that shows comps, the adjustment logic, and the recommended price range. Buyers can ask for likely negotiation room and insights on recent accepted offers in the area.
Legal notes for California
When you sell, you must provide required disclosures such as the Transfer Disclosure Statement and Natural Hazard Disclosure. These items can influence pricing and buyer confidence, so they should be considered within your CMA. Property tax rules, including Prop 13 and Prop 19, may affect your move timing. Discuss your tax questions with a qualified professional and incorporate timing into your pricing plan.
When a CMA is critical here
- Near major job centers and transit: Markets in and around Menlo Park and Redwood City can move quickly. A CMA helps you price or bid with precision.
- Waterfront or coastal properties: Homes in Half Moon Bay, Pacifica, or Foster City often have unique setting, exposure, and insurance considerations that require careful adjustments.
- Remodel-heavy neighborhoods: Where many homes have recent updates, permits and quality differences can drive large value swings. A CMA helps separate cosmetic from meaningful upgrades.
Ready to get your CMA?
A thoughtful, locally tuned CMA gives you clarity and confidence. If you are considering a sale, a purchase, or both on the Peninsula, you deserve a pricing strategy tied to real comps, clear adjustments, and a plan to win. For a private, concierge experience and a CMA tailored to your address and goals, connect with Nick Delis. Schedule a private Peninsula market consultation.
FAQs
What is a CMA in real estate for San Mateo County?
- A CMA is an agent-prepared pricing opinion that estimates a home’s probable sale price using recent sales, active and pending listings, and property-specific adjustments.
How recent should comparable sales be in a CMA?
- In faster submarkets, use the last 3 months. For slower segments or unique homes, extend to 6 to 12 months and include time adjustments.
How many comps should a solid CMA include?
- Most CMAs include 3 to 8 sold comps, plus 1 to 3 pending sales and several active or expired listings for context.
Do CMAs predict the exact sale price?
- No. A CMA provides a supported price range and strategy. Final sale price depends on market conditions and buyer competition.
Are CMAs standardized or regulated in California?
- There is no formal statewide standard. Methods vary by agent. Good CMAs document comps, adjustments, and rely on local MLS data and market knowledge.
Should I trust an online estimate or a local CMA?
- Use online estimates for quick checks. For pricing or offers in San Mateo County, a local CMA is usually more accurate because it accounts for micro-markets and MLS-only insights.
