Real Estate CMA Spreadsheet With Adjustment Grid, 22 Adjustment Lines, 6 Comparable, Weighted Value, Seller Net Sheet, Client Summary, Excel

Seller's description

Most CMA templates give you a place to list comparables. Almost none give you a proper
adjustment grid — and the adjustment grid is the entire job.

This one has twenty-two adjustment lines, six comparables, and both the net and the
gross total for every one. You enter your own adjustment amounts, weight the
comparables you actually trust, and the workbook does the arithmetic.

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PLEASE READ FIRST

This is a personal analysis tool. It is not an appraisal, a valuation, or a formal
opinion of value, and it does not tell you what any property is worth. It arranges
figures you enter and does arithmetic on them.

Appraisal standards, licensing rules and disclosure duties differ by country, state and
board, and they change. Follow the rules that apply to you, use sold data from a source
you are entitled to use, and label anything you give a client according to your own
regulator's requirements.

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WHAT MAKES IT DIFFERENT

▸ A real adjustment grid — 22 lines
Date of sale, location, plot size, floor area, bedrooms, bathrooms, reception rooms,
kitchen and bathroom quality, condition, age, parking, garage, outside space,
extensions, heating, energy rating, tenure, service charge, view, other features and
seller concessions. Every one a blank you fill in.

▸ Net AND gross adjustment, always both
A small net adjustment made of large offsetting swings is not a close comparable —
it is two big errors cancelling out. This is the check most templates miss entirely,
and it is why yours will stand up when someone questions it.

▸ Shaded so a weak comparable shows itself
Gross adjustment under 15 percent of sale price shades green, up to 25 amber, above
that red. Not to disqualify anything — to show you how much of the adjusted price is
your judgement rather than evidence.

▸ Weight the comparables you actually trust
Say plainly which ones you believe. The indicated value is weighted by your own
figures, not by a blind average that lets one odd sale run the whole analysis.

▸ Sold and asking kept strictly apart
Sold prices are what buyers paid. Asking prices are what sellers hope for. They live
on separate tabs and never mix.

▸ A seller net sheet and a price sensitivity grid
Fourteen cost lines, then net proceeds at five prices at once. Arguments about
asking price end quickly once the seller sees the money rather than the headline.

▸ One page designed to be printed
The Client Summary pulls the range, the comparables, the adjustments and the net
proceeds onto a single sheet with your name and firm on it.

▸ Works in Excel 2007 and newer
No Microsoft 365 subscription needed. Google Sheets carries every formula across.

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THE 11 TABS

01 Dashboard — the indication, the evidence, the money, and what to check first
02 Setup — your name and firm, your commission rate, every dropdown
03 Subject — the property you are valuing, attribute by attribute
04 Comparables — six sold, with price per unit area and sale-to-list worked out
05 Adjustment Grid — 22 lines, net and gross totals, adjusted price, weighting
06 Indicated Value — weighted indication, range, spread, and a chart
07 Competition — active listings the seller is up against
08 Seller Net — fourteen cost lines and the net proceeds figure
09 Price Grid — net proceeds at five prices at once
10 Client Summary — the only page designed to be handed over
11 Glossary — every term used, in plain words

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WHAT THE WORKBOOK CALCULATES

Net adjustment per comparable · Gross adjustment per comparable · Both as a percentage
of sale price · Adjusted price · Adjusted price per unit area · Weight share · Weighted
indicated value · Simple average and median · Lowest, highest and spread · Spread as a
percentage · Price per unit area on the comparables · Sale-to-list ratio · Months since
sale · Floor area and bedroom differences · Total costs of sale · Net proceeds · Net
proceeds at five prices · Whether each price sits inside your range

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NO ADJUSTMENT AMOUNTS ARE PRE-FILLED

This is deliberate, and it is the honest way to build this tool. What a second bathroom
is worth differs between two streets in the same town, let alone between countries. Your
own paired sales and market knowledge set these figures. A spreadsheet that guessed them
for you would be worse than useless — it would be confidently wrong in front of a client.

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WHAT YOU RECEIVE

- CMA & Adjustment Grid workbook (.xlsx) — blank and ready
- Demo workbook — a worked example with six comparables
- Read Me First guide

Instant download. Nothing is posted.

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HOW TO USE IT

1. Open the DEMO first and look at the Adjustment Grid
2. Fill in Setup — your name, firm and commission rate
3. Record the subject property, attribute by attribute
4. Add up to six sold comparables from a source you are entitled to use
5. Enter your adjustment amounts, in money
6. Weight the comparables by how much you trust them
7. Add the active competition on its own tab
8. Run the net sheet and the price grid before the listing appointment
9. Print the Client Summary

Twenty minutes for a property you are pitching for.

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OPENS IN FIVE PROGRAMS

MICROSOFT EXCEL — 2007 and newer, Windows and Mac. No subscription needed.
GOOGLE SHEETS — free, works on any device.
APPLE NUMBERS · LIBREOFFICE CALC · WPS OFFICE — all open and edit it.

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ANY COUNTRY, ANY CURRENCY, ANY MEASUREMENT

No currency is hard-coded. Floor area unit is yours to set — square feet, square metres,
anything. No market data, no price opinions and no jurisdiction's rules are built in.
Undated, so it works for every listing you take, for as long as you are in the business.

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WHO THIS IS FOR

Agents preparing listing appointments. New agents who want a defensible framework.
Experienced agents tired of rebuilding the same grid in a blank spreadsheet. Anyone who
has ever been asked "how did you arrive at that number?" and wanted a better answer than
a printout of three comparables.

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ALSO AVAILABLE

The Property Deal Analyser works out what an investor can pay. The Landlord Command
Centre and Short-Term Rental Command Centre track a property once it is owned. This
workbook is for the listing appointment.

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PLEASE NOTE

Digital download. No physical item is shipped. Files cannot be returned once
downloaded, so all sales are final — but if something will not open or does not look
right, message me and I will fix it.

For personal use by one agent. Please do not resell or redistribute.

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COPYRIGHT & TERMS OF USE

This product is designed and sold exclusively by The Mindful Design. It is not
available from any other shop, seller or website.

© The Mindful Design. All rights reserved.

WHAT YOU MAY DO
- Use these files for your own listings and clients, for as long as you like
- Use them on more than one of your own devices
- Print the client summary for your own clients, with your own name on it

WHAT YOU MAY NOT DO
- Resell, share, forward, gift or redistribute these files in any form
- Upload them anywhere others could download them
- Claim the design, layout or content as your own work
- Use them or any part of them to create a product you intend to sell
- Distribute them to a brokerage or team without written permission

All content, layout, wording, formulas and design are original work and remain the
property of The Mindful Design. Your purchase grants a licence to use the files, not
ownership of them. For brokerage, team or multi-user licensing, message me — the answer
is often yes.