Navigating Comparative Market Analysis: Understanding the Role of Real Estate Agents and Appraisers

Understanding Comparative Market Analysis: Real Estate Agents vs. Appraisers By Carl Thulin, Mortgage Advisor at CrossCountry Mortgage March 7, 2022 — 5 min read

A critical component of home buying involves the analysis of comparable sales, also known as "comps". This crucial data interpretation differs between real estate agents and property appraisers due to their distinct roles in the transaction. This comprehensive guide will illuminate the process and guidelines of comparable analysis, and its effect on your home buying adventure.

The Importance of Comparables in Real Estate: A Brief Overview

As a potential homebuyer, understanding new terminologies and concepts is integral to a successful transaction. One such concept of paramount importance is comparable properties. These are generally nearby homes with similar design and appeal to the one you intend to purchase, which have been sold recently. It's beneficial for buyers to investigate these comps to prevent overpaying for a property.

However, in today's fiercely competitive market, buyers often face the challenge of other bidders, thus limiting their negotiation power. Fortunately, your real estate agent and mortgage advisor from CrossCountry Mortgage can offer assistance. When researching comps, consider the following factors:

• Property type & size (condo versus single-family home, lot size, interior square footage, etc.)
• Location (proximity to amenities, school district, etc.)
• Sale conditions (self-financed or borrowed)
• Recency of the sale (homes sold under different market and economic conditions — the more recent the sale, the more relevant the data)

Distinguishing Comps: Real Estate Agent vs. Appraiser

The divergence between real estate agent comps and appraiser comps primarily arises from their differing clientele. Seller's agents, whilst valued for their integrity and expertise, are fundamentally committed to achieving the highest possible sale price for their clients. Consequently, their comp analysis might lean towards a more generous interpretation to encourage higher offers.

Conversely, appraisers owe no responsibility to the seller or buyer — their fiduciary obligation lies with the lender. Regulated by standards such as the Truth in Lending Act and the Uniform Standards of Professional Appraisal Practice, they are bound to deliver an unbiased appraisal of a home's value. As a result, an appraiser's comp analysis can differ significantly from that of a real estate agent. Some legal documents may stipulate that the appraisal price must match or exceed the agreed purchase price, giving buyers an escape clause unless they waive this provision.

Navigating Comparative Analysis as a Buyer

Despite the ethical duty of professionals in your circle, conducting your independent research remains beneficial. The power of knowledge cannot be underestimated, and a simple investigation can reveal comps for recently sold homes in your area. Here are a few key points to remember:

• Utilize your real estate agent's expertise: Your buyer's agent is professionally obliged to protect your interests. Discuss with them about any recent comparable properties that have had an appraisal gap (appraised value below contract price) or other potential comp-related concerns before making an offer.
• Consult your lender: CrossCountry Mortgage has local branches across the USA. Our Mortgage Advisors offer a wealth of knowledge on the local market and can provide valuable insights to supplement your agent's advice.
• Conduct personal research: Online resources can aid your search for comps in areas you're considering, helping you assess the fairness of an asking price or how much to offer above it to secure the deal. Ensure to look at the appropriate property type and prioritize properties sold within the last 3-6 months for current relevance.

For further understanding of appraisals, check out our concise guide to appraisal gaps. Be sure to consult with your Mortgage Advisor at CrossCountry Mortgage about what to anticipate during the home buying process.