What Is a CMA? Sumas Sellers Guide to Pricing Homes

Wondering what your Sumas home would sell for right now? Pricing in ZIP 98295 can feel tricky, especially with rural acreage, floodplain questions, and a small pool of recent sales. You want a number that is competitive and realistic. In this guide, you’ll learn what a Comparative Market Analysis (CMA) is, what goes into it, how it differs from an appraisal, and how local Sumas factors can shape your list price and timing. Let’s dive in.

CMA basics for Sumas sellers

What a CMA is

A Comparative Market Analysis is an agent’s opinion of market value built from recent sales, current competition, and local trends. It is an analytical tool to help you set a listing price and strategy. A CMA is not a formal appraisal and is generally not used for mortgage underwriting.

Who uses a CMA and why

Sellers and listing agents use CMAs to choose a pricing strategy and estimate days on market. Buyers also use them to shape offer decisions, but the focus here is on selling. Your CMA should show you the comps, the competition, and what to expect once you list.

How the process works

A quality CMA follows a simple flow:

Gather facts about your property, including size, condition, improvements, lot, utilities, and any site specifics like flood history.
Pull comparable sales, plus pending, active, and even expired listings to understand price pressure and buyer sentiment.
Compare and adjust for differences, then recommend a price range, a suggested list price, and a likely time on market.

What shows up in a CMA

Property facts that matter

Your agent will document interior and exterior details such as gross living area, bedroom and bathroom count, effective age and condition, recent upgrades, and lot size. Site details carry extra weight in our area. Septic versus sewer, well versus municipal water, road access and maintenance, easements, and zoning or use all influence value. Known issues or repairs and any flood history should be captured and considered.

The comps your agent will pick

Closed sales carry the most weight because they show what buyers actually paid. Pending sales signal current buyer response. Active listings reveal your competition. In Sumas, turnover is lower, so your agent may use up to 12 months of sales and expand the search radius, especially for acreage or unique properties. Matching property type and condition is crucial, including manufactured homes, small-town lots, or rural parcels with agricultural improvements.

Market indicators you should watch

A strong CMA includes inventory, days on market, and list-to-sale price ratios to show momentum. Seasonality still matters, with spring often seeing more buyer activity. In rural markets, price per square foot can mislead, so it should be used with caution and always paired with feature-based adjustments.

Sumas factors that change value

Flood risk and insurance

Parts of Sumas and the Nooksack Valley have a history of flooding, including notable events in recent years. If your property is in a FEMA flood zone or has documented flood claims, expect buyers and lenders to weigh that risk. Floodplain status and insurance costs can narrow the buyer pool and may require a price adjustment.

Septic, wells, and utilities

Many rural properties use septic systems and wells. Buyers will ask about capacity, permit status, and maintenance. Unpermitted additions or a failing system can slow a sale or reduce value. If you have municipal services, note that in your CMA since it can broaden appeal for some buyers.

Acreage, outbuildings, and use

Acreage brings unique value drivers, including barns, fencing, irrigation, timber stands, and orchard areas. These features add value but must be matched carefully to similar sales. For agricultural or mixed-use properties, use and zoning should be documented and weighed in adjustments.

Border location and access

Sumas’ location by the international border can influence the buyer pool and demand at times. Road access, private roads, and long driveways can also affect marketability. Your CMA should note proximity to services and any access or maintenance agreements.

CMA vs. appraisal in Washington

Different purpose and who prepares it

A CMA is produced by a real estate licensee to guide pricing and marketing. An appraisal is a formal opinion of value by a state-licensed or certified appraiser who follows USPAP standards. Lenders rely on appraisals for most mortgage loans, not CMAs.

Cost and timing differences

Most agents provide CMAs at no or low cost with a turnaround of days, sometimes faster. Appraisals require a fee that can be several hundred dollars or more for complex or rural assignments and take longer due to scheduling and inspection.

When you might need an appraisal

If you are listing a typical single-family home, a CMA is the right starting point. If you need a defensible value for financing, estate settlement, or a dispute, an appraisal is appropriate. Your agent can help you decide based on your goals and the property’s complexity.

Turning your CMA into a pricing plan

Three pricing strategies

Your CMA should outline a price range with strategies:

Aggressive: Test above market to seek a premium, with the risk of longer days on market and price reductions if demand is soft.
Market: List at the heart of the comp-supported range to attract qualified buyers quickly and aim for a clean sale.
Competitive: List slightly below market to drive traffic and potential multiple offers, often best when inventory is tight.

Timing your listing

Inventory and absorption matter. If supply is low, listing sooner can capture stronger demand. If supply is rising, plan stronger staging, accurate pricing, and targeted marketing. In flood-prone areas, clarify insurance details early to keep deals moving.

Prep and documents to gather

Your CMA process is smoother when you provide:

Recent tax notice and assessor parcel information.
Completed or draft seller disclosure (Washington Form 17).
List of recent improvements with permits if applicable.
Utility details plus septic and well documentation.
Photos, floor plans, and any flood or elevation information you have.

What you receive in a pro CMA

Summary page and price range

Expect a clear one-page summary that states the suggested list price, a recommended range, likely days on market, and a strategy that matches your goals.

Comparable grid with adjustments

You should see a comp grid with sold, pending, active, and expired listings. Adjustments for square footage, lot size, garage or shop space, condition, flood history, and time trends should be transparent and easy to follow.

Market snapshot and local notes

A brief market snapshot will show trendlines for prices, inventory, and days on market. Local Sumas notes should address floodplain, utilities, access, and border-adjacent considerations so you can make decisions with confidence.

Ready to get your Sumas CMA?

If you are preparing to sell in ZIP 98295, a local, data-backed CMA is your best first step. We will tailor your price strategy to Sumas conditions, from floodplain nuances to acreage features, and help you plan timing and prep for a smooth sale. Reach out to Christine Cicchitti for a free local market consult and a personalized CMA that fits your goals.