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Keenan Group

Austin Comparative Market Analysis

Free, comp-backed pricing analysis delivered in 24-48 hours. A CMA turns comparable sales data into a defended pricing range so Austin sellers can list with confidence.

What is a Comparative Market Analysis and why do Austin sellers need one?

A CMA is a comp-backed pricing analysis that uses recent sold properties, property-specific adjustments, and local market data to produce a recommended listing price range. Austin sellers need one because online tools miss condition, design quality, micro-location, school boundaries, and competitive inventory - factors that can shift pricing $50K-$400K+ on luxury homes.

  • Comparable sales within 0.5-1 mile, sold in the last 3-6 months
  • Line-item adjustments for condition, lot, features, and view
  • TCAD tax assessment cross-reference for protest and equity context
  • Active competition analysis showing current listing inventory

Source: The Keenan Group, #1 Austin Board of Realtors Team (2024)

What a Keenan Group CMA Includes

Every CMA we prepare starts with the same six components. For luxury properties, we add expanded comp research, waterfront or acreage adjustments, and condition-tier analysis.

Recent Comparable Sales

Hand-selected sold properties matched by location, size, condition, and features. Not a national algorithm - a local comp set reviewed by agents with 25+ years of Austin transaction history.

Active Competition

Current listings that your home will compete against. Buyers compare, and your price must account for what else is available in the same school district and price band.

TCAD Cross-Reference

Travis County Appraisal District assessed values compared to recent sales. Useful for identifying where tax values lag market reality and supporting property tax protests.

Neighborhood Trends

Median price, days on market, sale-to-list ratio, and months of supply for your specific neighborhood - not citywide averages that hide micro-market variation.

Property Adjustments

Line-item adjustments for differences between your home and each comp: square footage, lot size, pool, garage, condition, updates, view, and waterfront access.

Pricing Strategy

A recommended listing price range with rationale. Includes positioning options: price for speed, price at market, or price for premium with longer timeline.

CMA vs Appraisal vs Online Estimate

These are three different tools built for three different purposes. Sellers making a pricing decision need a CMA.

 CMAAppraisalOnline Estimate
Prepared byLicensed real estate agentState-licensed appraiserAutomated algorithm (AVM)
CostFree (from Keenan Group)$500 - $1,000Free
Turnaround24-48 hours1-3 weeksInstant
Property visitOptional walkthroughRequired inspectionNo
Best forPricing strategy, tax protestMortgage, legal proceedingsInitial curiosity
Austin luxury accuracyHigh (agent expertise + local comps)Moderate (depends on appraiser)Low (data gaps, no condition)

Frequently Asked Questions

What is included in a Keenan Group CMA?
Every Keenan Group CMA includes six components: recent comparable sales hand-selected by our agents, active competition analysis showing current listing inventory, TCAD tax assessment cross-reference, neighborhood-level market trends (median price, days on market, sale-to-list ratio), line-item property adjustments for size, condition, lot, features, and view, and a pricing strategy with recommended listing range. For luxury properties we add waterfront, acreage, and condition-tier analysis.
How is a CMA different from a Zestimate?
A Zestimate is an automated valuation model that uses national algorithms without seeing your property. It cannot account for condition, design quality, view, lot utility, or micro-location within a neighborhood. A Keenan Group CMA uses hand-selected comparable sales, property-specific adjustments, and 25+ years of local market knowledge. For Austin luxury homes, the gap between AVM estimates and actual sale price can be $100K-$500K.
How long does a CMA take?
The Keenan Group typically delivers a preliminary CMA within 24-48 hours of receiving your property details. For luxury or unique properties that require expanded comp research (waterfront, large acreage, historic homes), expect 3-5 business days. An optional in-person walkthrough adds scheduling time but produces more precise condition adjustments.
Does a CMA cost anything?
No. The Keenan Group provides CMAs free of charge for Austin homeowners with no obligation to list. Common reasons owners request a free CMA: pre-listing pricing strategy, annual equity tracking, property tax protest preparation, refinance positioning, estate planning, divorce negotiations, and insurance coverage verification. Call (512) 415-7653 or visit thekeenangroup.com/contact.
What is the difference between a CMA and an appraisal?
A CMA is a market opinion prepared by a licensed Realtor, focused on pricing strategy and seller positioning. An appraisal is a formal valuation by a state-licensed appraiser ($500-$1,000), required by lenders for mortgage underwriting and following USPAP standards. Both use comparable sales, but CMAs are faster, free from Keenan Group, and focused on helping sellers price competitively rather than satisfying lender compliance.
Can I use a CMA for a property tax protest?
Yes. A CMA showing recent comparable sales below your TCAD assessed value is one of the strongest evidence types for a successful property tax protest. Texas allows annual protests with a typical deadline of May 15. Many Keenan Group clients use their free CMA to save $2,000-$15,000+ per year on property taxes. Filing a protest is free; professional protest firms charge 30-50% of first-year savings.
How many comparable sales does a CMA use?
A strong Austin CMA typically includes 3-8 comparable sales from the last 3-6 months, matched by location (0.5-1 mile), size (within 20% square footage), bed/bath count, lot size, and school district. For luxury or unique properties with limited comps - waterfront, large acreage, historic homes - we extend to 12 months and apply time-adjusted appreciation factors.
What should I prepare before requesting a CMA?
Helpful information to share: recent improvements or renovations with dates and approximate costs, any features not in TCAD records (finished garage conversions, pool upgrades, custom built-ins), current HOA dues and special assessments, recent property tax protest results, and photos of interior, exterior, and unique features. None of this is required - we can start with just your address.

Related Valuation Resources

Home Valuation

Get a comp-backed Austin home value range with TCAD context

Our Results

1,000+ sold transactions, 13-day median DOM, #1 ABOR Team 2024

Seller Resources

Pricing strategy, prep, staging, and Compass marketing tools

Property Tax Protest

How to protest your TCAD assessment with comp evidence

Neighborhood Guides

Neighborhood-level pricing, schools, and lifestyle context

Request Your Free CMA

Free. No obligation. We deliver a preliminary pricing range within 24-48 hours, backed by recent Austin comparable sales and 25+ years of local expertise.

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Why Choose the #1 Austin Board Team

#1 ABoR Team 20241,000+ Career SalesLuxury Specialist

#1 Austin Board of Realtors Team. Over 1,000 successful transactions with high-end expertise.