How Your Draper Home Is Valued: Comps and CMA Explained

Your Draper home is valued through a Comparative Market Analysis (CMA) — a structured comparison of 3-5 recent sold homes within 0.5 miles, adjusted for differences in size, condition, lot, and view. A professional CMA produces a defensible value range, not a single number. Done right, it’s the foundation of every successful Draper listing.

What goes into a Draper CMA

Your agent pulls every Draper sale within 0.5 miles from the last 90 days, then filters for similarity:

• Square footage — within 200 sqft of your home
• Style — rambler vs two-story vs split-level (don’t mix)
• Lot size — within 0.10 acre
• Year built — within 10-15 years
• Condition — similar updates and finish level

From the pool of recent sales, your agent picks the 3-5 best matches, then adjusts each comp’s sale price up or down for measurable differences:

Difference	Typical Draper adjustment
100 sqft of finished space	±$25,000-$35,000
Mountain or valley view	+$20,000-$80,000
Updated kitchen vs original	±$20,000-$35,000
Finished basement vs unfinished	±$30,000-$50,000
Walkout basement	+$15,000-$30,000
Three-car vs two-car garage	+$10,000-$20,000
0.10 acre lot difference	±$8,000-$20,000
Pool	+$15,000-$40,000 (varies by buyer)
Updated HVAC and roof vs old	+$10,000-$20,000

After adjustments, the comps converge on a defensible value range — typically a $25,000-$50,000 window for a $700,000 home.

Why view matters so much in Draper

Draper sits along the eastern bench with broad valley views from most of the upper neighborhoods (SunCrest, Steep Mountain, Hidden Valley) and mountain proximity throughout. View premiums are real and measurable:

• Unobstructed Wasatch view — $40,000-$80,000 premium
• Valley view — $20,000-$50,000 premium
• No meaningful view — baseline
• View obstructed by trees or neighbors — slight discount vs comps with open views

Photography matters here. A Draper home with a great view that’s photographed poorly leaves money on the table.

Why Zestimates miss in Draper

Zillow’s algorithm uses recent sales and basic property data — but can’t see:

• Your finishes (granite vs Formica, hardwood vs carpet)
• Condition (recently updated vs original)
• View quality
• Lot orientation
• Interior layout

Common Zestimate errors in Draper:

• Underestimates updated homes with view (typically by $30,000-$60,000)
• Overestimates unupdated homes in nice neighborhoods (by $20,000-$40,000)
• Misses lot-specific premiums entirely (corner lots, cul-de-sac, view orientation)

Use Zestimate as a sanity check, never as a listing price.

What buyers in Draper specifically pay extra for

Buyer feedback patterns show Draper buyers consistently pay premiums for:

• Corner Canyon High School boundary — affluent buyers prioritize this
• Three-car garage — Draper has more snow and outdoor gear storage needs than Salt Lake proper
• Finished basement with walkout — Draper’s hillside lots make this common and desirable
• Mountain access — homes within 5 minutes of trailheads (Bonneville Shoreline, Corner Canyon)
• Newer construction (2010+) — buyers reward energy efficiency and modern layouts

What buyers don’t pay extra for

These features often cost sellers more than they recover:

• Custom paint colors — neutral repaints often add more than custom artistic work
• High-end audio/visual built-ins — most buyers want to install their own
• Specialty rooms (wine cellars, exercise rooms) — only matter to small buyer subset
• Solar panels with active leases — often a negative; cash-purchased panels add value

What to do next

If you’re considering selling in Draper, the right next step is a free, no-obligation CMA tailored to your specific home. Request your free home valuation and we’ll provide a written CMA showing comp selection, adjustments, and recommended price range.

For Draper-specific strategy (pricing for multiple offers, photography for view homes, staging that captures luxury buyers), reach out to Andrew. Draper rewards sellers who price right the first time — initial momentum drives final sale price more than asking price does.

A great CMA isn’t a single number. It’s a defensible range with the comps to back it up.