Jonathan LopezWhy Do a CMA, an Appraisal, and an Online Estimate Give Me Different Values for My Woodland Hills Home?
Owners in Woodland Hills often collect three different numbers for the same house: an online estimate, an agent's opinion of value, and eventually a lender's appraisal. When they disagree, it feels like someone is wrong. Usually each number is answering a different question.
CMA vs. appraisal
According to Zillow, a comparative market analysis is completed by an agent, and an appraisal is performed by an unbiased licensed appraiser. An appraisal is usually required by the lender during escrow to get the loan finalized. In plain terms, a CMA helps you choose a list price, and an appraisal tells a lender whether the property supports the loan amount.
What goes into a CMA
Zillow notes the most accurate comparable homes are typically sold within the past three to six months. Good comps share the same neighborhood, similar bedroom and bathroom counts, similar usable square footage, similar age unless one was substantially updated, and similar finishes and upkeep. Sold prices carry more weight than asking prices.
Why the comp window matters in 91367 right now
Per Movoto (updated September 30, 2026), 91367 shows 222 active listings, 41 price-reduced, and an average of 41 days on market, up from 33 a year ago, with 212 sales in August versus 177 a year earlier. A sale that closed several months ago may reflect a faster market than the one your home would meet today. That is not a prediction, only a reason to weigh the newest closings and current competing listings alongside older sales.
What to bring to the conversation
Any updates to your home, lot, or pool, and any permitted additions. Small differences from comps can move the number, and a good CMA explains each adjustment.
Related reading: my seller's guide.
This is general information, not tax, legal or investment advice. Figures are averages or examples and may not apply to a specific property.
Frequently Asked Questions
What is the difference between a CMA and an appraisal?
Per Zillow, a CMA is completed by an agent, while an appraisal is performed by an unbiased licensed appraiser. Lenders usually require the appraisal during escrow.
Which one should I use to set my list price?
A CMA is the tool agents use for pricing a listing. An appraisal serves the lender's loan decision.
How recent should the comparable sales be?
Zillow notes the most accurate comps are typically sold within the past three to six months.
What makes a good comp?
Same neighborhood, similar bedrooms, bathrooms, usable square footage, age, and finishes.
Why might the three numbers differ?
Each is built for a different purpose and may use different sales, different dates, and different adjustments.
Is the 91367 market slowing?
Movoto shows 41-day average days on market versus 33 a year ago, with 41 of 222 active listings price-reduced as of September 30, 2026. That is a data point, not a forecast.
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