The value and the range
A most-probable value and a range the market will accept, built on 6 to 12 adjusted sales, each one time-adjusted from the day its price was agreed.
Market Intelligence Report · Beyond the CMA · Prepared by a licensed appraiser
Everybody walks in with a price. Walk in with the reason why.
Automated CMAs and online estimates give you a number. A Market Intelligence report gives you the number, the range the market will accept, what every feature is worth, and why the price is the price. Built from real sales in your market by a California Certified Residential Appraiser.
- 25+ years in residential valuation
- Licensed appraiser, AR041465
- No visit needed
- 19 California counties
The problem
Automated CMAs miss what matters.
They average the nearby sales and hand you a number. They treat a sale from six months ago as if it closed today. They cannot see condition. They do not know one street from the next. They cannot tell you what a pool or a third bathroom is worth here, today. So the price conversation turns into a debate about feelings.
| What you get | Automated CMA | Market Intelligence report |
|---|---|---|
| Uses recent sales nearby | Yes | Yes |
| Adjusts every sale to what it would sell for today | No | Yes |
| Includes expired, withdrawn, canceled and pending listings, not just solds | No | Yes |
| Reads the home's own listing history | No | Yes |
| Gives the typical marketing time for this home's segment | No | Yes |
| Reads whether the market is speeding up or slowing down | No | Yes |
| Measures what each feature is worth in this market | No | Yes |
| Gives a value range, built on adjusted sales | No | Yes |
| Shows who holds the leverage right now | No | Yes |
| Measures the cost of overpricing, in dollars and days | No | Yes |
| Shows when listings here usually cut their price | No | Yes |
| Finds the best month to list | No | Yes |
| Shows its work for every number | No | Yes |
| Prepared by a California Certified Residential Appraiser | No | Yes |
Time adjustments
It does not matter what it sold for. It matters what it would sell for today.
Every sale is a snapshot of the market on the day the price was agreed. If the market has moved since then, that price is out of date. Most CMAs skip this step and treat an old sale like a new one.
We measure how much this market has moved, month by month, and bring every sale forward to today. So every comparison is apples to apples, in today's market.
Sold in March$1,000,000
Market moved −3% since
In today's market$970,000
Example only. Each report measures the market's own change, up or down, and shows how.
What you walk in with
Know the price. Know why the price is the price.
Built from up to six years of local MLS data, including the pending, expired, withdrawn and canceled listings most CMAs ignore. A listing that did not sell tells a story too: the market saw it and passed. Every number shows its work. When the data cannot prove something, the report says so.
The Market Leverage Dashboard
Five gauges on one page: list-to-sale ratio now versus trend, months of inventory, median days on market, percent selling over list, and year-over-year appreciation. Who holds the power, at a glance.
The overpricing penalty
What homes that launched too high actually lost here, in dollars and in days. The cost of getting the price wrong, measured.
The price-cut clock
When listings in this market usually cut, by how much, and the day the odds of a cut jump. Know when to pivot before the market tells you.
The first-14-days premium
What homes that go pending in their first two weeks sell for, compared to the ones that sit.
The best month to list
A month-by-month seasonality index for price and pace in this market, adjusted for home size.
The ceiling signal
The price points and layouts that expired, were withdrawn or were canceled without selling. Where buyers looked and said no.
What every feature is worth
What beds, baths, lot size and square footage add here, and how price per foot bends as homes get bigger.
Talking points with proof
8 to 10 client-ready lines, each tied to a number in the report, so you can explain the price in plain words.
Independent, every time. The value and the range come out the same no matter who orders the report, which lens they pick, or what they hope it says. We report what the market shows.
Timing
Know when to wait. Know when to pivot.
Every day on the market sends a message. Most sellers hear it late, through weeks of showing feedback and a price cut that comes too slow. We measure the timing up front, so a slow feedback loop is not paid for with the homeowner's equity.
Day 2You have time
Day 14Right on pace
Day 35Move now
Example only. Typical marketing time for this segment: 37 days. Every report measures its own.
The typical marketing time
How long homes in this home's own segment usually take to go under contract. Not the citywide average. The price range, size and type of home this one competes with.
The pivot point
The day the odds of selling at the current price start to drop. Know it before you list, and change course before the market makes the decision for you.
How much time you have
Find a home on day 2 when the typical time is 37 days, and you can take a breath. Find it on day 35, and you need to move. Day 14 can feel long, but if the segment runs 28 days, it is right on schedule.
The speed of the market
We compare how long the active listings have sat, how long the pending homes took, and how long the sold homes took. When actives sit longer than pendings, and pendings longer than solds, the market is slowing, and both sides should price for it.
We also read the home's own listing history: past listings, price changes, and listings that expired or were pulled. If the market has already said something about this house, the report shows it.
Pick your lens
Same numbers. Framed for the decision in front of you.
One analysis, three ways to read it. The lens changes what the report leads with and which charts come first. It never changes the data, the value or the range.
Price it to sell
Leads with the supportable launch price and range, what overpricing costs here, the best month to list, and how long to expect before a price cut makes sense.
Know your leverage
Leads with who holds the power, how much room there is to negotiate by segment, the risk of overbidding, and which listings have gone stale.
Command the market
A full market temperature read and the three things you most need to know to advise either side. The complete Market Leverage Dashboard up front.
What is each feature worth?
Know what buyers pay for, before anyone argues about it.
We measure what buyers in this market actually pay for each feature. Not rules of thumb. Not national averages. This market and these sales, with a dollar range wherever the sales can prove one, how it has changed over time, and a plain note when the data cannot prove it.
- Pool
- One story vs. two
- Location and street
- Bathroom count
- Bedroom count
- Square footage
- Lot size
- View
- ADU or second unit
- Garage
- Condition and updates
- Age of the home
What you receive
A report anyone can read. The evidence behind every number.
The report
Value and range up front, then the Market Leverage Dashboard, market dynamics, the adjusted sales grid, a recommendation for your lens and the talking points. Up to 15 clear charts, each one carrying a finding.
The evidence file
The full research behind every number: the sales, the measurements and the market data. It is yours to keep, and yours to share with an appraiser if you choose. It gives them information to consider. It never asks for a value.
The learn-as-you-go guide
A short guide that explains the terms and methods in plain English, so you can walk anyone through the report with confidence. No appraisal training needed.
Who it's for
Built for anyone who needs to understand a price.
Listing agents
Walk into the listing appointment with the price and the proof. Set a price the market supports, and know when to pivot.
Buyer's agents
Show your buyers whether the asking price is backed by the sales before they write the offer.
Homeowners
Getting ready to sell, refinance or buy out a family member? Know what your home's features are worth before the appraiser arrives.
Appraisal prep
Have the sales and market data in hand before the appointment, and share them with the appraiser if you choose. The value is always the appraiser's call.
How it works
Three steps. No visit needed.
- Order onlineFill out the short form on this page: the address, who the report is for, the condition, and what you know about the house.
- We do the researchMarket trends, the neighborhood, the street, and what every feature is worth, all measured on real sales.
- You get all three partsThe report, the evidence file and the guide, ready to read and ready to share.
Pricing
One report, or a report for every listing.
Order one report for $100, or join and get a set number of reports every month for less. The more you use, the less each report costs.
Pay as you go
$100/report
Pay for each report when you order it.
- One Market Intelligence report
- Report, evidence file and guide
- Same research members get
Agent
$299/month
Billed monthly. Cancel anytime.
- 10 reports every month
- That is $29.90 per report
- Report, evidence file and guide with each one
- Unused reports roll over one month
Team
$599/month
Billed monthly. Cancel anytime.
- 25 reports every month
- That is $23.96 per report
- Report, evidence file and guide with each one
- Unused reports roll over one month
Brokerage
$999/month
Billed monthly. Cancel anytime.
- 50 reports every month
- That is $19.98 per report
- Report, evidence file and guide with each one
- Unused reports roll over one month
Memberships are billed through Kajabi, our course and payment platform. After you join, order each report with the form below and choose "Use my membership." Cancel anytime.
Each Market Intelligence report includes an opinion of value and is prepared by Anthony Young, California Certified Residential Appraiser, License AR041465, under USPAP. The scope of work, intended use and intended users are stated in every report. Fees do not depend on the value reached.
Where we cover
Nineteen California counties.
Market Intelligence reports are available for homes in these counties. Outside them? Call or email and ask.
Bay Area
- Alameda
- Contra Costa
- Marin
- Napa
- San Francisco
- San Mateo
- Santa Clara
- Solano
- Sonoma
Central Coast
- Monterey
- Santa Cruz
Sacramento & Central Valley
- Sacramento
- Fresno
- San Joaquin
- Stanislaus
Southern California
- Los Angeles
- Orange
- Riverside
- San Bernardino
Order a Market Intelligence report
Tell us about the home.
Share what you know. We do the rest. No visit needed, and photos help if you have them. You can email them to Anthony@ValuedAudit.com after you order.
Market Intelligence reports are for pricing, listing and offer decisions. They are not for mortgage lending. Need a second opinion on an appraisal instead? Use the appraisal review form.
Why ValuedAudit
Data science, plus a human who knows the market.
Anthony Young uses an evidence-based approach that blends data science with human insight. He has taught it and practiced it for almost two decades, long before AI. Every Market Intelligence report comes from the same desk as his appraisals.
Anthony Young, California Certified Residential Appraiser, License AR041465
Is this an appraisal?
It includes an opinion of value and a value range from a California Certified Residential Appraiser, so it is prepared under USPAP, the national appraisal standards, and every report states its scope of work. It is built for pricing, listing and offer decisions.
Can I use it to get a loan?
No. It is not for mortgage lending. Lenders order their own appraisal through their own process.
What is the lens, and does it change the numbers?
No. The lens only changes how the findings are framed: a seller sees launch pricing and timing, a buyer sees leverage and offer room, an agent gets the full briefing for either side. The data, the value and the range are the same no matter which lens you pick.
How is this different from a CMA?
A CMA, and especially an automated one, averages a few nearby sales and lands on a number, often without adjusting older sales to today's market. A Market Intelligence report measures what each feature is worth in your market, studies the street and the neighborhood, reads the market shift, and shows every step. It is the same research behind our appraisals.
How is it different from Zillow or other online estimates?
Online estimates cannot see condition, updates or the street, and they do not tell you why. This report is built from real sales by a licensed appraiser, and it explains the reasons behind the number.
Can I share the evidence file with the appraiser?
Yes. Agents and homeowners can share information with the appraiser, including recent sales. For a loan, the cleanest way is to send it through your lender, or hand it over at the appointment. Lenders allow appraisers to be given additional sales and property information to consider.
Will the appraiser have to agree with my price?
No one can promise that, and nobody should. The appraiser makes their own call. The evidence file gives them the sales and market data we found. They decide what is relevant, and the value is theirs to conclude.
How do you know when a price change makes sense?
We measure how long homes like this one usually take to go under contract, and when listings here usually cut. If a listing passes that point with no offers, the data says it is time to look at the price. That way the decision rests on the market, not on weeks of showing feedback.
Do you need to visit the house?
No. You tell us about the home, and photos help. We do the research from there.
Do I need to know real estate to read it?
No. The report is written in plain language with charts that make sense to anyone, and it comes with a short guide that explains the terms. The technical detail lives in the evidence file.
How much does it cost?
$100 per report, pay as you go. Members get 10, 25 or 50 reports a month and pay less for each one. See the plans above.
How long does it take?
Put your date on the order form. Anthony confirms the timing before any work starts.
Which areas do you cover?
Bay Area: Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano and Sonoma; Central Coast: Monterey and Santa Cruz; Sacramento and Central Valley: Sacramento, Fresno, San Joaquin and Stanislaus; Southern California: Los Angeles, Orange, Riverside and San Bernardino counties.
Your next price conversation