My neighbor sold for more last year

"Last year was a different market — interest rates were lower, inventory was tighter. Want to pull actual comparable data for today's conditions?"

"Did your neighbor have similar sq footage, updates, and lot size? And was it before or after the rate hikes hit?"

"Fair comparison — but you never know exactly what someone's home sold for versus what it listed at. That gap is meaningful."

"I'll put together a real CMA with comps from the last 90 days. That number will be more useful than guessing."