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1. You can interview multiple real estate agents and ask each to do a CMA. Cost = $zero.
2. You can hire an appraiser to appraise your property. Cost = $400+.
This. Plus of course doing your own research.
OP, I'd probably suggest going route #1. Besides it being free (besides the cost of your time), it'd give you multiple opinions. And based on one of your other threads, sounds like you weren't completely sold on the agent you were working with anyway.
We sold our home in May and I agree with interviewing multiple agents. Also, look at their reviews online! I interviewed 5 agents and after finding a great agent we sold our home in 2 days. Invite them to your home so that they can see it and ask them to do a market analysis. At the same time look at what has sold in your neighborhood within a mile of your home. Needs to be in the same schools district, as close to the same square footage as possible. If the agent is coming up with a number that is way higher than what has sold, tell them you want to start out selling a bit lower. Most sellers will try to offer lower than your asking price so keep that in mind, but if it's priced too high no one will even come to look at it.
As far as having a buyer who could afford your home, you can request that only pre-qualified buyers view the home and make offers. Unfortunately there isn't another way to avoid a buyers financing falling through unless you accept all cash buyers only, but I wouldn't recommend that!
If you go the CMS route, make certain you get multiple Realtors involved. One, or even two, may just bring you value you want to hear, and it's 10's of 1000's too high. This will likely net you less than had the home been priced right. Look for evidence the CMA skipped over sales in your neighborhood and ask them why the sale wasn't included. Are the homes used similar square footage? You need to be alert, otherwise you may be spoon-fed what you want to hear, resulting less in your pocket.
You can do your own estimation before letting your agent name a price for house. There are sites, using which you can measure your home's value simply by entering your address. But keep in mind that estimates are only starting points. They're no substitute for a professional appraisal or a comparative market analysis.
I would also advise you try two or three estate agents to get an average idea of price.
When looking at comps... what would appraise higher, a 3 Bdm 1500 sq ft house or a 4 bdm 1200 sq ft house?
It a extra room worth more than extra sq ft??
Interesting question, because price per sq ft is one of the main guidelines in determining a value.
However, if I'm the buyer, and I'm single or a couple, I'm going to want fewer, larger rooms, than a family with 6 kids, so I might find the 3 BR more desireable.
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