You type your address into a few websites and get three different prices. Which one can you trust? If you own a home in Buda, you have a lot riding on that number. You want a clear, realistic value so you can plan your next move with confidence.
In this guide, you’ll learn how a human-reviewed Comparative Market Analysis, or CMA, from a local agent differs from automated online estimates, which Buda-specific factors often move value up or down, and what to send to get the most accurate estimate. You’ll also see the step-by-step process we use and how to request your valuation. Let’s dive in.
Why a local CMA beats online estimates in Buda
Online valuation tools are helpful for quick benchmarks, but they do not see what makes your property unique. A local CMA uses current MLS sales, in-person context, and neighborhood insight to dial in a price range that aligns with what buyers in Buda are paying right now.
How online estimates work
Automated valuation models, or AVMs, mix public records, tax assessments, and recent sales data to generate a computer-driven estimate. They are fast and can be a decent starting point. The tradeoff is accuracy in the details. AVMs often miss condition, recent upgrades, unique lots, and rapid neighborhood shifts. Industry overviews from sources like CoreLogic’s AVM research explain how models work and where errors can occur.
How a human-reviewed CMA works
A local agent pulls sold, pending, and active listings from the Austin-area MLS, known as ACTRIS, and handpicks the closest comps by location, age, size, and features. We review photos, floor plans, and permits, then adjust for differences like lot size, condition, and updates. We also add context on buyer demand, new construction nearby, school assignment boundaries, and recent community changes that can influence value. A CMA is not a formal appraisal. Lenders require appraisals for most mortgages, and appraisers follow different standards. For Texas disclosure and forms guidance, review the Texas Real Estate Commission.
What actually moves value in Buda
Buda sits just south of Austin along I-35, so small location and timing differences can have a big effect on price. Here are the factors we see change value most often.
Commute and I-35 access
Proximity to I-35 ramps, major arteries, and park-and-ride options can affect buyer interest because many residents commute to Austin or nearby employment centers. Micro-location within a subdivision also matters. A quiet cul-de-sac can show differently than a home near a busier road.
New construction and master-planned communities
Ongoing building around Buda creates fresh competition for resale homes. New builds can set pricing benchmarks for similar houses, and they influence buyer expectations on floor plans, warranties, and finishes. Inventory shifts can tighten or loosen the market quickly, which is why current ACTRIS reports are key when timing a listing.
Downtown Buda vs. suburban subdivisions
Walkable homes near the historic core offer a different lifestyle and lot pattern than newer subdivisions. Each area attracts a slightly different buyer pool, so comps should come from the most similar micro-area possible. The closer the match, the more reliable the price guidance.
Lot and potential floodplain factors
Corner lots, larger backyards, privacy, and mature trees often draw interest and can support higher prices. Floodplain status or drainage considerations can reduce buyer demand or affect insurance costs. It is smart to verify lot details and any known floodplain information early in the process.
School assignment areas
School boundaries help define buyer search areas and can influence demand patterns. Always use neutral, factual references and confirm current assignments through official sources. If school zoning is part of your move plan, we can help you verify boundaries during your valuation process.
Taxes and HCAD appraisal vs. market value
Your Hays County tax appraisal is not the same as market value. The Hays County Appraisal District tracks parcel data and valuations for tax purposes, and those numbers can differ from what buyers are paying today. It is common to see a gap either way, especially after major upgrades or fast market changes.
Regional trends and local nuance
Broader Central Texas shifts set the backdrop, but small Buda neighborhoods can move differently. For statewide and regional housing research, the Texas A&M Real Estate Center is a helpful resource. For local demographics, U.S. Census QuickFacts for Buda provides city-level context that can inform planning.
How we build your CMA, step by step
A clear process produces a clear number. Here is how we approach a professional CMA for a Buda property.
Data sources we use
- MLS comps from ACTRIS for sold, pending, and active listings with days on market.
- County records from the Hays County Appraisal District for lot size, year built, and legal descriptions.
- Seller documents like upgrades and permits, surveys, floor plans, inspection reports, HOA details, and utility bills.
- In-person or photo-based condition review to understand finishes, systems, and any deferred maintenance.
- Neighborhood insight, including upcoming developments or sale conditions that are not obvious in public data.
Selecting the right comps
We focus on your subdivision or the closest match within a tight radius, usually from the past 3 to 6 months when possible. We weight sold comps most, then use pending sales to gauge current direction, and active listings to understand competition. If the market has shifted since a comp sold, we time-adjust based on recent MLS trends.
Adjusting for differences
We account for square footage, bed and bath count, lot size, and topography. We adjust for condition, updates, and big-ticket items like roof, HVAC, windows, and energy features. Pools, porches, garage spaces, views, and privacy can all influence value. We also review any seller concessions in the comps so we compare true market prices.
Days on market and pricing strategy
DOM tells us about demand in your micro-market. Quick sales among true comps can support a stronger list price. Longer DOM may suggest pricing conservatively. We will outline a price range with options for aggressive, balanced, or conservative strategies and the likely tradeoffs of each.
A range, not just a number
A great CMA gives you a low, likely, and high estimate based on the evidence. We will recommend a launch price, but you will see the full picture so you can choose a strategy that fits your timeline and goals.
What to send for the most accurate estimate
The more complete your info, the more precise your CMA. Gather these items if you have them.
- Property address and preferred timing for your move.
- Recent HCAD tax statement and property record.
- List of upgrades with dates, receipts, and permits if applicable.
- Floor plan, survey, or square-footage breakdown.
- Clear interior and exterior photos that capture finishes and layout.
- HOA documents and current dues.
- Utility bills and any inspection reports or service contracts.
If you cannot find everything, that is fine. Start with what you have and we will help fill the gaps.
What happens after you request your estimate
- Quick call to confirm goals, timing, and your home’s key features.
- Data review using ACTRIS, HCAD, and your documents and photos.
- CMA delivery with a clear price range and comps you can review. Most CMAs are completed within 24 to 72 hours.
- Optional walk-through for condition notes and a final pricing strategy discussion.
- Recommendations for high-impact, low-cost prep items if needed.
- If you choose to list, we outline a tailored marketing plan and timeline.
When to order a formal appraisal
A lender-ordered appraisal is required for most financed purchases. Some sellers choose to order a pre-listing appraisal for unique or higher-price properties to reduce the chance of an appraisal gap later. Appraisals are performed by licensed appraisers and typically cost more than a CMA. For Texas disclosure requirements and forms, visit the Texas Real Estate Commission. For taxes or legal questions, consult a qualified professional.
Ready to see your number?
If you want more than a guess, request a human-reviewed CMA tailored to your home and your goals. Our team combines neighborhood insight, MLS data, and a proven process to help you price with confidence. Start the conversation with KHG Development Corp, DBA The Kelvin Glover Team. We will guide you step by step and treat your move like it matters, because it does.
FAQs
How accurate are online estimates for homes in Buda?
- AVMs are a helpful starting point but can miss condition, upgrades, and fast-moving micro-markets. A local CMA using ACTRIS comps and on-site context is usually closer to the price buyers will pay, although it is not a formal appraisal.
Why do CMAs use sold comps instead of active or pending listings?
- Sold comps show what buyers actually paid. Pending sales help gauge current direction and active listings show the competition, but closed sales carry the most weight for setting value.
Will upgrades I made increase my home value dollar-for-dollar?
- Not usually. Some updates improve marketability and shorten time to contract. Others add partial value based on buyer preferences and neighborhood norms. Your CMA will reflect local evidence from recent sales.
How long does a CMA take and is it free?
- Most CMAs are completed within 24 to 72 hours once we have your details. Fees vary by agent. We will clearly outline any costs or next steps before work begins.
When should I pay for a pre-listing appraisal?
- Consider one if your home is highly unique, has limited nearby comps, or you anticipate appraisal-related concerns. An appraisal is performed by a licensed appraiser and follows different standards than a CMA.
How do property taxes and HCAD values relate to market price?
- HCAD tax valuations are for tax purposes and can differ from market value. Market value reflects what buyers are paying today, which your CMA estimates using HCAD data plus current MLS comps and local adjustments.
