How to get a free CMA from a realtor to use in a tax appeal

Last updated 2026-07-09

What is a CMA and why do assessors and boards care about it?

A Comparative Market Analysis is a report a licensed real estate agent prepares by pulling recent arm's-length sales of homes like yours from the MLS, then adjusting for differences in size, condition, age, and features. The result is a range of likely market values for your property.

Assessors are supposed to value your home at market value, which most state statutes define as the price a willing buyer pays a willing seller with no pressure on either side. Illinois is a clean example. The Property Tax Code sets residential value at "33 1/3% of the fair cash value" of the property ^[1], and fair cash value comes from comparable sales. That sales-comparison logic is exactly what a CMA measures.

Boards of review, assessment appeal boards, and hearing officers all know what a CMA is. A well-built one from a licensed agent with local MLS access carries real weight, even though it is not a certified appraisal. It shows that a professional who works the market every day, more than a homeowner with a hunch, sees a gap between what your property would sell for and what the assessor claims it's worth.

One caveat matters. A CMA is an agent's professional opinion, not a sworn appraisal. Some boards, including those in Cook County and LA County, accept agent-prepared CMAs at hearings but give a licensed appraiser's report more weight. Learn your local rules before you walk in.

Is a CMA actually accepted as evidence in a property tax appeal?

Yes, in most places. The short version: if your state's appeal process lets you submit comparable sales as evidence, a CMA packages those comps in a format boards can read fast.

The distinction that matters is administrative appeals versus formal hearings. At the administrative level, which is your first stop in nearly every state, boards accept most credible market evidence. MLS printouts, sales data from the county recorder, real estate agent letters, CMAs. A formal appraisal is rarely required this early.

At a formal hearing before a state-level board or a tax court, requirements tighten. Texas lets property owners present evidence of value at the Appraisal Review Board, including sales data the owner gathered, with no certified appraisal required ^[2]. Florida's Value Adjustment Board rules allow taxpayers to submit comparable sales evidence ^[3]. New York's Small Claims Assessment Review, open to owners of one- to three-family homes, was built specifically for people representing themselves with their own comps ^[4].

Here's the practical test. Go to your county assessor's site or your board of review rules and search the word "evidence." If the rules say "comparable sales" or "market value evidence," a CMA fits. If they say a certified MAI appraisal is required, you'll need more than a CMA for the formal stage, though the CMA still helps build your case.

For county-specific rules in Bexar County, Gwinnett County, or Hennepin County, check those county appeal pages. Procedure varies a lot.

How do you ask a realtor for a free CMA without feeling awkward?

Be straight with them. Most agents run CMAs for free because it's a natural way to find future clients. You might sell someday, and the relationship starts here. You do not need to pretend you're listing next week.

Here's the framing that works. Call or email an agent who actively lists homes in your neighborhood. You can find them on Zillow, Realtor.com, or your MLS's public search. Say something like this: "I got my property tax assessment and I think my home is overvalued. I'm planning to appeal, and I'd like a CMA showing what comparable homes actually sold for in the last 12 months. If it supports a lower value, I'll file the appeal myself, but I want someone with real MLS access to pull the comps. Can you help with that?"

That's honest. It tells the agent exactly what you need, doesn't promise a listing, and sets a professional tone. Agents get these requests all the time.

A few notes on picking the right one. Choose someone who has sold homes in your specific neighborhood in the past 12 months, more than your zip code. Hyperlocal knowledge decides which comps are any good. Look for at least three to five closed listings on their profile within a mile of your home. An agent who mostly works the other side of town will pull comps too broad to help at a hearing.

Skip agents who want to charge for the CMA. Some do, and that's their right, but free CMAs are everywhere. First agent declines? Call the next one on the list.

What should the CMA include to be useful at your appeal?

A generic three-page CMA printout won't cut it. You want specific pieces that map to what a board looks at when it compares your assessment to market value.

Ask your agent to include these:

Sold comparables only. Active and pending listings show asking prices, not what buyers paid. Boards care about actual transactions. Insist on closed sales from the past 6 to 12 months. Some boards cap comps at 12 months; a few fast-moving markets accept 6. Check your local rules.

Comps within a tight radius. Half a mile to a mile of your home is ideal. In a rural area, two to three miles may pass, but closer is always better. Comps from a different school district or across a major road get challenged and tossed.

Adjustments for differences. If your home is 1,400 square feet and a comp sold at 1,700, a good CMA adjusts the comp's price down for the size gap. Adjustments prove the agent did real analytical work instead of a raw price dump.

Your home's characteristics. Square footage, year built, bed and bath count, garage, lot size, and any real condition problems. The CMA should describe your property accurately. If the assessor has your square footage wrong, that's a separate evidence point, but you want the CMA using correct data.

A concluded value range. Most CMAs end with a line like "Based on recent sales, this property's market value is estimated between $X and $Y." If that range sits below your assessed value, it's the number you carry into the hearing.

The agent's name, license number, and signature. A board takes a signed document from a licensed agent more seriously than an unsigned printout. Ask for it.

How many comps do you actually need to win an appeal?

Three is the floor. Most appeal boards expect at least three comparable sales. More helps when the comps are tight, but a few strong comps beat a pile of weak ones every time.

The best case usually comes from three to five comps that are genuinely alike: same neighborhood, within 15 to 20 percent of your home's square footage, sold in the last 12 months, and not distressed. Foreclosures, estate sales, and short sales are often excluded by board rules because they don't reflect arm's-length transactions ^[5].

One strong comp can occasionally win an informal hearing. Don't bet on it. If you have only one or two and they're shaky, ask the agent to widen the search a little. Maybe 18 months instead of 12, or a slightly bigger radius. Note the expanded parameters clearly in your submission.

If your agent can't find three genuinely comparable closed sales, that tells you something. Your market may be thin or your home unusual. In those cases a certified appraisal is worth a look, because the cost (roughly $300 to $600 for a residential appraisal, depending on your market ^[6]) often pays for itself in tax savings over two or three years.

What is the difference between a CMA and a formal appraisal for tax purposes?

The gap matters, and knowing it saves you from expensive mistakes.

A CMA comes from a licensed real estate agent using MLS data. It's free or cheap, takes one to three days, and reads as an agent's professional opinion. It isn't a sworn document, though a signed cover letter helps. Agents don't have to follow the Uniform Standards of Professional Appraisal Practice (USPAP).

A formal appraisal comes from a state-licensed or state-certified appraiser, follows USPAP ^[7], includes an interior inspection, and produces a legally defensible opinion of value. Residential appraisals run roughly $300 to $600, more for large or complex homes. The report can go in at any level of appeal, including tax court, and carries the most evidentiary weight.

For most homeowners at the informal or administrative stage, a CMA is plenty and the smart economic move. Save the appraisal for cases where the dollar stakes justify the cost, or where you've lost at the administrative level and you're escalating to a formal hearing or tax court.

Here's the direct comparison:

Factor	Free CMA	Certified Appraisal
Cost	Free	$300-$600 typically
Preparer	Licensed real estate agent	Licensed/certified appraiser
Time to get	1-3 days	1-3 weeks
USPAP compliant	No	Yes
Interior inspection	Usually no	Yes
Accepted at informal hearing	Almost always	Always
Accepted at tax court	Rarely alone	Yes
Best for	First-level appeals	Formal hearings, high-value gaps

How do you find a realtor in your area who will do a CMA for free?

Start with geography, not referrals. You want an agent active in your neighborhood, not the biggest name in the city. Search Realtor.com or Zillow's agent finder, filter by your zip code, and look at recently sold listings. An agent with five or more sales within a mile of your home in the past year knows those streets.

Another route: pull up your county recorder's site (or your county's online property search) and find three or four recent sales of homes like yours. Each had a listing agent. Those agents have MLS access to comps in your neighborhood and already know the properties firsthand.

Local Facebook neighborhood groups are worth a quick post: "Looking for an agent who can run a CMA for a tax appeal, no listing obligation." You'll get answers.

National referral tools like Zillow's agent match or HomeLight work too, but be clear upfront about what you need. Some platforms flag low-engagement requests, so calling the agent directly beats a form that makes you look like a motivated seller.

In a big metro like Montgomery County or Santa Clara, the local association of Realtors can point you to agents active in specific neighborhoods. Most local Realtor associations keep a member directory on their site.

When should you request the CMA relative to your appeal deadline?

The moment your assessment notice arrives. Most states give you 30 to 90 days from the notice date to file, and missing that window costs you a full year. Some deadlines are tighter. In New York City, the SCAR filing window can be as short as 30 days from the tentative assessment roll ^[4]. In California, most counties run an annual filing window with the county Assessment Appeals Board, often July 2 through November 30 ^[8].

A CMA takes one to three days once an agent agrees to do it. Fast, but you still need time to read it, understand the numbers, and build the rest of your appeal package before the deadline.

Here's the schedule that works. File your intent to appeal (or the appeal itself, depending on your county's procedure) within the first week of getting your notice, even before the CMA is done. Most jurisdictions let you add evidence before the hearing date. Then get the CMA and organize your comps. Start immediately and you almost always have time.

In Bibb County, Georgia, and other counties where deadlines run close to the assessment notices, double-check the county Board of Tax Assessors website for the exact filing date.

How do you actually present the CMA at your hearing?

Organization wins. A messy stack of paper loses hearings the facts should have won.

Bring at least three copies. One for the board, one for the assessor's representative if they show up, one for yourself. Some boards run electronic now, but physical copies stay the safest default.

Build your submission around a cover page: property address, parcel number, the assessed value you're contesting, and the value you believe is correct based on the CMA. Attach the CMA, then the individual MLS sheets for each comp so the board can see the source data.

At the hearing, be brief. Boards usually give you five to ten minutes. Open with the assessed value and the market value the CMA supports. Walk through each comp: address, sale date, sale price, square footage, and price per square foot, then set it against your home's assessed value per square foot. That comparison is often the most persuasive moment in the whole hearing.

When the assessor questions a comp, explain why you used it. If they say it's too far away, agree and point to your closer comps. If they say the market rose since the sale, ask whether they have documented evidence of that change. The burden is on them to justify an assessment above what comparable sales show.

One thing most DIY filers skip: a one-page summary table. A single sheet with all your comps, their adjusted prices, and the resulting value estimate lets a board member grasp your argument without flipping pages. It also gives you something to leave behind.

Can the realtor attend the hearing with you, and does it help?

Yes, agents can appear as your representative in most jurisdictions, and yes, it often helps. A licensed agent testifying that they built the CMA and the data supports a lower value carries more weight than a homeowner reading numbers off a page.

Whether an agent will show up depends on the relationship and their calendar. Don't expect a free CMA plus a free day of testimony. If you ask and they're willing, offer to pay for their time. A few hundred dollars for a few hours is fair, and far cheaper than a contingency firm that takes 25 to 50 percent of your savings.

Still, most informal hearings turn on the paper record, not spoken testimony. Plenty of homeowners win without saying a word, just by submitting a clean evidence package. Don't stall your appeal because you can't get the agent to attend. Submit the CMA, show up or file by mail, and make your case clearly.

If you want to build the full evidence package yourself, including how to organize comps, write a cover letter, and handle assessor objections, TaxFightBack's DIY property tax appeal kit walks through each step, and you keep 100 percent of whatever reduction you win.

What are the most common mistakes homeowners make with a CMA in appeals?

The biggest one: using a Zestimate or online AVM printout instead of an agent-prepared CMA. Automated valuation models aren't built by licensed professionals, don't account for interior condition, and get challenged and tossed at hearings. A human agent's signed analysis is far harder to dismiss.

Using comps too different from your home. A four-bedroom, three-bath house shouldn't be compared mainly to a two-bedroom, one-bath, even on the same block. Adjustments in the CMA should account for differences, but extreme gaps weaken your case.

Failing to exclude distressed sales. Many boards throw out foreclosures, short sales, and bank-owned properties because they don't represent normal market transactions ^[5]. If your CMA includes them, the assessor's rep will pounce. Ask your agent to flag distressed sales and either drop them or note them separately.

Submitting comps that post-date the assessment date. Most jurisdictions value your property as of a specific lien date or valuation date. Sales after that date may get excluded or discounted. Confirm the valuation date on your notice and ask the agent to focus on sales before it, then add later sales if the board allows.

Leaving out the underlying MLS data. A CMA summary is good. A summary plus the individual MLS sheets for each comp is better. The sheets show the board exactly where the numbers came from and let them verify.

Frequently asked questions

Do I have to be thinking about selling my home to get a free CMA from a realtor?

No. Agents provide free CMAs for many reasons, including tax appeals. Just be upfront about your purpose. Tell the agent you received a high assessment and plan to file an appeal. You don't need to imply you're listing. An honest ask usually gets a better result anyway, because the agent understands exactly what kind of comps you need.

How long does it take to get a CMA from a real estate agent?

Usually one to three business days after the agent agrees to help. An experienced local agent who already knows your neighborhood can often pull the comps and generate the report in a few hours. If you're approaching someone cold, add a day or two for them to respond and schedule time to do it.

Will the CMA hurt my appeal if it shows my home is worth more than the assessed value?

It could. In many states, submitting a CMA showing a higher value can trigger an increase. In Texas, for example, the ARB can raise your appraised value based on evidence you submit. Preview the CMA before you decide to include it. If the numbers don't support a lower value, don't submit it. You generally aren't required to submit all evidence you gather.

Can I use a CMA from a family member or friend who is a real estate agent?

Yes, as long as they're licensed and the CMA is prepared professionally with real MLS data and adjustments. A board may scrutinize it if they know it came from a relative, so make sure it stands on its own merits. A clean, well-documented CMA from a licensed agent is what matters, regardless of the personal connection.

What is the difference between a CMA and a broker price opinion (BPO)?

A CMA is an agent's market analysis for a property owner, usually free and informally structured. A BPO is a more formal, often paid version of the same analysis, typically ordered by lenders or investors. Both come from licensed agents, not certified appraisers. Either can work in a tax appeal, but a BPO's structured format may look slightly more professional to a board.

Is a free CMA legally equivalent to a paid appraisal for tax appeal purposes?

No. A CMA is an agent's professional opinion. A certified appraisal is a USPAP-compliant document produced by a licensed appraiser after an interior inspection. Most administrative appeal boards accept CMAs as evidence of market value, but they give greater weight to certified appraisals. At the tax court level, a CMA alone is usually not enough.

What if the agent says they don't do CMAs for tax appeals?

Move on to the next agent. Some have a policy against it, usually because they don't want to be part of a process they can't control. Plenty of agents are fine with it. Try agents from at least three or four different brokerages before you decide it's hard. Local independent agents are often more flexible than large national brokerage offices.

How many comparable sales should be in the CMA for a tax appeal?

Aim for at least three, ideally five. Three is the traditional minimum most boards look for. Five strong comps give you a more defensible range and let you absorb a challenge to one without wrecking your whole argument. More than seven is usually overkill unless your home is unusual and you need a wider net to find similar properties.

Can I use MLS comps I pulled myself instead of getting a CMA from an agent?

Possibly, but it's weaker. Public sites like Zillow or Realtor.com give you sold prices but not the adjustment methodology a licensed agent provides. A board can dismiss self-pulled comps more easily than a professional analysis. If you have MLS access through a licensed agent friend, their signature on the analysis makes it far more credible.

Does the agent's CMA need to be notarized or sworn?

Almost never at the administrative level. A signed document with the agent's name, license number, and date is usually enough. Some boards request a sworn statement if testimony is part of the hearing, but that's a separate document from the CMA. Check your county's submission requirements, which are usually posted on the assessor or board of review website.

How old can the comparable sales in the CMA be?

Most boards prefer sales from the 12 months before your property's valuation date. Some accept 18 to 24 months if the market is thin and comps are scarce. Older comps weaken your argument in a rising market but can strengthen it in a falling one. Always align your comp date range with the assessment's valuation date, not today's date.

What happens if the assessor's office disputes the comps in my CMA?

Be ready to defend each one. Know the address, sale date, sale price, and how it compares to your home's features. If they argue a comp isn't similar enough, explain the adjustments the agent made. If they bring their own comps, ask for the source data on those. The hearing is a contest of competing evidence, and boards often split the difference when both sides have credible data.

Do realtors in all states have access to MLS data for CMAs?

Licensed agents who are MLS members, which covers the large majority of active agents in the U.S., can see the full MLS including sold data that isn't public on consumer sites. A few rural areas have limited MLS coverage. There, county recorder data and courthouse records of deeds are the next best source.

Is a CMA useful in commercial property tax appeals?

For smaller commercial properties like small retail or mixed-use, a CMA-style sales comparison from a commercial agent can help at the first appeal level. For larger commercial properties, income approach analysis usually carries more weight than sales comps, and a commercial appraiser's report is typically needed. A free CMA is most useful for residential and small income property appeals.

Sources

1. Illinois General Assembly, 35 ILCS 200 (Property Tax Code): Illinois property must be assessed at 33 1/3% of fair cash value
2. Texas Comptroller of Public Accounts, Property Tax Basics: Appraisal Review Board: Texas ARB hearings allow property owners to present evidence of property value including comparable sales
3. Florida Department of Revenue, Property Tax Oversight: Value Adjustment Board: Florida Value Adjustment Board allows taxpayers to submit comparable sales evidence
4. New York State Department of Taxation and Finance, Contesting Your Assessment (Small Claims Assessment Review): New York SCAR is designed for pro se petitioners on 1-3 family homes and allows owner-submitted comparable sales; filing deadline can be as short as 30 days from tentative assessment roll
5. International Association of Assessing Officers (IAAO), Standard on Ratio Studies: Distressed sales including foreclosures and short sales are generally excluded from valid comparable sales analysis because they do not represent arm's-length transactions
6. Appraisal Institute, information for the public on appraisals: Residential appraisal fees typically range from approximately $300 to $600 depending on market and property complexity
7. The Appraisal Foundation, Uniform Standards of Professional Appraisal Practice (USPAP): Certified appraisers must follow USPAP; real estate agents preparing CMAs are not required to follow USPAP
8. California State Board of Equalization, Assessment Appeals: In most California counties the annual window to file an assessment appeal with the Assessment Appeals Board runs July 2 through November 30
9. National Association of Realtors, Research and Statistics: Licensed real estate agents who are MLS members have access to full sold transaction data not visible on public consumer sites
10. Lincoln Institute of Land Policy, publications on property tax: Comparable sales analysis is the primary method used by assessors to estimate market value for residential properties across the U.S.