Thinking about selling in Tarrytown but not sure what your home would actually command in today’s market? You are not alone. Pricing here can be tricky because no two streets, lots, or homes look alike. In this guide, you will learn what a Comparative Market Analysis is, how Tarrytown’s unique mix of homes affects comps, and how to prepare for an accurate pricing conversation. Let’s dive in.
CMA basics
A Comparative Market Analysis, or CMA, is a professional estimate of your home’s likely market value based on recent sales of similar nearby properties, current active and pending listings, and even expired listings that did not sell. It helps you set a competitive asking price and understand realistic net proceeds.
A CMA is not an appraisal and it is not an automated estimate. An appraisal is completed by a licensed appraiser for lending or tax purposes. Automated valuations are quick, but they miss lot-level nuance and condition. A strong CMA blends verified data, on-the-ground context, and thoughtful adjustments.
Most CMAs include:
- Comparable sales from the last 3 to 12 months, depending on activity.
- Active and pending listings to gauge current competition.
- Expired or withdrawn listings that reveal price ceilings.
- Adjustments for size, beds and baths, lot and location, condition, age, and features.
- Price-per-square-foot and time-on-market metrics, plus a recommended price range.
Reliable sources matter. Your agent will lean on the MLS for sold and active data, the Travis Central Appraisal District for lot dimensions and tax records, and the City of Austin for permit history. You can preview these resources yourself at the Travis Central Appraisal District, the Austin Board of Realtors, and City of Austin permitting.
Tarrytown dynamics that shape pricing
Tarrytown is a compact, highly desired neighborhood close to downtown and the Lady Bird Lake corridor. That proximity usually creates a neighborhood premium. Within the neighborhood, a few factors influence value more than in many other parts of Austin.
Mixed housing stock and lot size
On one block you may see a restored bungalow. On the next, a new 4,000 square foot home on the same underlying lot. Lot sizes vary within short distances, which can move value significantly. You want comps that match both the lot characteristics and the current use or footprint of your home.
Micro location and views
A few blocks can change demand in Tarrytown. Homes closer to the lake, near greenways, or with unobstructed views often see stronger interest. Location adjustments need to be granular and supported by nearby sales.
Thin inventory and segmentation
Turnover is limited, so there may be only a handful of relevant sales in a given period. Teardowns and luxury rebuilds can skew averages. A good CMA will segment by product type, then reconcile. Bungalows should be compared to bungalows, and new builds to new builds.
Historic and architectural factors
Some homes feature original character like porches, hardwoods, and millwork. Others are modernized or rebuilt. If a property has historic overlay or other restrictions, it can affect what future improvements are allowed, which influences buyer demand and price.
Lot features and outdoor living
Mature trees, privacy, level yard space, pools, decks, outdoor kitchens, and topography all matter here. Usable outdoor areas often command a premium, especially when they are private and well integrated with the home.
Selecting comps in Tarrytown
Accurate comparables are the backbone of your CMA. In active markets, your agent will target sales from the last 3 to 6 months. In thinner periods, the lookback may expand to 6 to 12 months, with expired listings added to test demand at higher price points.
Proximity matters. The best comps are inside Tarrytown or as close as possible on streets with similar lot sizes, setbacks, and tree canopy. Your agent should segment the analysis by product type, such as historic bungalow, renovated bungalow, midcentury, and new build, then price within each class before reconciling. Permitted work is another key filter. Non-permitted improvements are handled carefully and often adjusted downward.
When weighing evidence, sold comps carry the most weight. Pending and active listings reveal current competition, but many are aspirational. Expired and withdrawn listings show where buyers said no.
Adjustments that move the number
Living area and layout
Above-grade finished square footage is a primary driver, but price per square foot is not a one-size metric here. Larger new builds and smaller bungalows behave differently, so you compare like with like and then adjust carefully.
Beds and baths
Adjustments account for count and functionality. A small third bedroom may not price the same as a full-size bedroom with proper closet and bath access.
Lot size and usable space
Tarrytown values land. Level, private yards and larger lots usually price higher than smaller or sloped lots. You will see specific adjustments for acreage and function.
Age, condition, and finish quality
Original or restored character features can appeal to one buyer pool, while high-end new construction attracts another. Updated systems like roof, HVAC, and electrical reduce buyer uncertainty and can support higher pricing.
Views and proximity to recreation
Clear lake or treeline views and quick access to trails are strong value drivers. Adjustments for these features need to be supported by nearby sales with similar advantages.
Permitted additions and ADUs
Permitted additions and accessory dwelling units add value. Unpermitted work can complicate financing and typically reduces achievable price.
Parking and storage
Garages, off-street parking, and built-in storage are meaningful in a dense, established neighborhood. Expect adjustments for these conveniences.
Time on market and price history
Past listing history tells a story. Expired listings, major price cuts, or unusually long market times suggest a ceiling that you should factor into your range.
Prepare for your CMA consultation
Gathering accurate information up front helps your agent deliver a sharper price range.
Create a simple file with:
- A list of recent improvements and the dates completed, plus permits if applicable.
- Floor plans and accurate living area measurements.
- A survey or lot dimensions. TCAD is a good starting point.
- Current interior and exterior photos that show distinctive features.
- Ages of major systems like HVAC, roof, and water heater.
- Any HOA or covenant details, if applicable.
- Known easements, floodplain, or historic overlay information.
- Recent property tax assessments and appeal history from the Travis Central Appraisal District.
What your CMA will include
Expect to see 3 to 8 sold comparables, plus a handful of active, pending, and expired listings for context. You will receive a reconciled pricing range, not a guaranteed sales price, along with a suggested list price and strategic rationale. Your agent should also outline current market conditions, expected days on market, and the likely buyer pool.
Look for clear notes on assumptions and any data limitations. If a question requires deeper verification, the CMA should recommend next steps, such as measuring gross living area or checking permit status through City of Austin permitting.
Smart prep and ROI in Tarrytown
Not every improvement pays back the same. In Tarrytown, buyers often prioritize certainty, character, and functional outdoor space.
High-impact, cost-conscious ideas include:
- Cosmetic kitchen and bath updates, like fixtures, counters, hardware, and paint.
- Landscaping and curb appeal that respects mature trees.
- Addressing deferred maintenance, such as roof, HVAC, or water intrusion.
- Creating or refreshing decks and patios when the lot allows.
If you own a small bungalow, be selective about large expansions. Some buyers value original scale and character, so oversized additions may not return dollar for dollar.
Timing and strategy
Seasonal patterns can matter, but low inventory can create opportunities year-round. When inventory is tight, strategic pricing can attract multiple offers. When inventory rises, precise pricing is critical to avoid becoming stale. Your agent will use recent sales, pending activity, and neighborhood supply to recommend a launch window.
Data and verification you can trust
Accurate pricing relies on verified records. Your agent should confirm sold prices via the MLS and cross-check with TCAD where possible. They should verify gross living area, confirm which spaces count as living area, and review permit history through City of Austin permitting. For broader market context, the Austin Board of Realtors publishes local statistics that help frame buyer activity and supply.
Common pitfalls to avoid
- Averaging bungalows and new builds without segmenting by product type.
- Relying on automated valuations that overlook lot and micro location differences.
- Using outdated comps in a shifting market, or too few comps when inventory is thin.
- Ignoring permitted versus unpermitted improvements.
- Skipping the impact of lot usability, tree canopy, views, and outdoor living.
Ready to get your number
A thoughtful CMA for Tarrytown requires hyper local insight and careful comp selection. You will walk away with a realistic pricing range, clear strategy, and a punch list that can improve your outcome. If you are 6 to 12 months from a move, now is the right time to start the conversation.
Request a Concierge Consultation with Baemayr Realty Group LLC to get a tailored Tarrytown CMA and pre-list plan built around your home, your lot, and your goals.
FAQs
What is a CMA and how is it used in Tarrytown?
- A CMA is a professional estimate of market value based on recent local sales, active and pending listings, and expired listings, then tailored to Tarrytown’s lot, product type, and micro location nuances.
How many comparable sales should I expect in a Tarrytown CMA?
- Most CMAs include 3 to 8 sold comps plus a few active, pending, or expired listings for context, with separate groupings for bungalows versus new builds when needed.
Why do different agents’ CMAs show different price ranges in Tarrytown?
- Variations come from which comps were chosen, how size and lot adjustments were applied, how active listings were weighted, and each agent’s read on buyer demand.
Can comps outside Tarrytown be used when inventory is thin?
- Yes, when nearby streets have similar lot sizes, setbacks, tree canopy, and access to central Austin, and with careful adjustments for micro location differences.
Do price-per-square-foot comparisons work in Tarrytown?
- They help as a quick reference, but they must be segmented by product type and adjusted for lot size, finish quality, and location to avoid misleading conclusions.
How do teardown sales affect Tarrytown pricing?
- Teardown sales are useful for land value and new-build planning, but they can inflate neighborhood medians if not analyzed separately from typical resale homes.
