Why a Real CMA Matters: A Glen Ellyn Market Valuation 

Online home value estimates are everywhere, but they often miss the details that actually drive value. I recently prepared a Comparative Market Analysis (CMA) for a home on Amy Avenue in Glen Ellyn, and it’s a great example of why working with a knowledgeable local real estate agent matters.

This breakdown shows how I approach a CMA, why certain steps are critical, and how clean data leads to better pricing decisions.

If you’re planning ahead, this pairs well with my guide on how to prepare to write a strong home offer and understanding what homes are actually selling for in DuPage County.

Step 1: Choosing the Right Comparables

A strong CMA isn’t about pulling the closest homes—it’s about pulling the most relevant ones.

For this Glen Ellyn analysis, I focused on:

• Similar ranch-style homes

• Comparable bedroom and bath counts

• Larger lot sizes common to the area

• Recent closed sales buyers actually used to set value

This avoids the “too high / too low” pricing traps many sellers fall into.

Step 2: Correcting Square Footage (Where Many CMAs Go Wrong)

Several comparable homes were marketed using total finished square footage, which included basement space.

To keep things apples-to-apples, I recalculated everything using:

• Above-grade square footage only

• Verified against township assessor records

This is critical. Inflated square footage leads to inflated price-per-square-foot numbers and unrealistic expectations.

Step 3: Analyzing Price-Per-Square-Foot Correctly

Once corrected, the data tightened quickly:

• Low: ~$301/SQFT

• Median: ~$315/SQFT

• High: ~$331/SQFT

That tighter range tells us buyers are paying consistently when the data is accurate.

This same approach is used in my monthly housing snapshots and local market updates.

Step 4: Applying the Data to the Subject Home

With the benchmarks set, I applied them to the home’s true above-grade living area, then adjusted for:

• A large ~0.44-acre lot

• Finished basement

• 2-car garage

• Overall condition and layout

This produces a defensible value range, not just a number pulled from an algorithm.

Step 5: Market Context Still Matters

Beyond the math, I look at:

• Days on market

• Sale-to-list price ratios

• Buyer demand in Glen Ellyn

• How similar homes performed during negotiations

This context is what turns data into strategy.

Why This Matters for Homeowners

Two agents can look at the same MLS data and give very different price opinions. The difference is knowing:

• What data needs correcting

• What buyers actually focus on

• How the local market behaves street by street

That’s why CMAs should be explained, not just emailed.

If you’re curious what your home might be worth—or want a second opinion—you can start with my pricing tools and calculators or reach out directly.

👉 More market insight at https://joesotodupagerealtor.com/

FAQ - People Also Ask

What is a CMA in real estate?

A Comparative Market Analysis (CMA) evaluates recent comparable sales to estimate a home’s market value. A strong CMA adjusts for square footage, condition, and local market trends.

Why does above-grade square footage matter?

Above-grade square footage is how buyers and appraisers typically compare homes. Including basement space can inflate pricing and lead to unrealistic expectations.

How accurate are online home value estimates?

Automated estimates often miss local nuances like lot size, layout, condition, and how homes are marketed. They’re a starting point—not a pricing strategy.

How often should a CMA be updated?

Markets change quickly. A CMA should be refreshed if more than 30–60 days pass or if new comparable sales occur.

Can a CMA help before I’m ready to sell?

Absolutely. Many homeowners request a CMA for planning, estate purposes, or to understand timing and equity options.