What Are Comps In Real Estate? (Perfect answer)

Simply put, real estate comps – or “comparables” – are comparable homes in a specific area that you are looking to buy or sell in. If you’re looking to buy and don’t want to pay too much, finding good comps in the area can help you understand what the home is worth before you make an offer.


What does it mean when a realtor says comps?

Short for housing “comparables,” comps are a way to help you figure out what a home is worth based on the recent sales prices of similar properties in the area.

How do I find comps for a property?

Can I find house comps in my area without the MLS?

  1. Public property records: If you want to find the sale price of a specific comparable, the county usually keeps those records.
  2. Zillow: Search on Zillow using the Recently Sold filter.
  3. Zillow pricing tool: Try this pricing tool to find comps in your area.

How does a comps work?

Comps are complimentary items and services given out by casinos to encourage players to gamble. The amount and quality of comps that a player is given usually depends on what game(s) they play, how much they bet, and how long they play.

How important are real estate comps?

The dominant reason why comps are so important is pricing. Appraisers provide market value information to lenders. Appraisers and agents want a good supply of comps in order to select the best. Both professionals have reason to find good comps, so it’s in the buyer and seller’s best interest to trust their assessment.

Do comps matter in real estate?

House comps are a key component of both buying and selling real estate. They can prevent you from overpaying for a property you’re buying and help you determine a realistic listing and sale price for a home you’re selling.

How long are real estate comps good?

When an appraiser is looking for comparable properties to determine a price, they are supposed to only look at sales within the last 90 days. Now, if there aren’t enough sales a lender might go back six to 12 months. But the ideal is 90 days.

What if the seller rejected my offer?

Restructure Your Offer Everything is negotiable in a real estate deal. Just because a seller has rejected your initial offer doesn’t mean you can’t restructure it and resubmit it. If you’re using a real estate agent to find a home, work closely with her to go over your rejected purchase offer.

How do you appraise a house?

How to find the value of a home

  1. Use online valuation tools. Searching “how much is my house worth?” online reveals dozens of home value estimators.
  2. Get a comparative market analysis.
  3. Use the FHFA House Price Index Calculator.
  4. Hire a professional appraiser.
  5. Evaluate comparable properties.

How do comps affect appraisals?

How do Appraisers Use Comps to Determine Value? After appraisers select comps, they compare them all to each other. They make adjustments based on differences in upgrades, size, features, sales date, and more. They then calculate the adjusted value for the subject property that reflects the home’s true value.

How do I get comps?

6 tricks to help you get better casino comps:

  1. Look like you’re spending more than you actually are.
  2. Make it look as though you’re playing for longer than you are.
  3. Take lots of bathroom breaks.
  4. Play with a partner.
  5. Make it look like you are losing.
  6. Be generous.

How do casinos determine free play?

Other than the free drinks and occasional free coupons sent in the mail, most casinos award comps based on your actual time spent playing. They account for how many bets per hour you make and at what amount when deciding how much to award you and when. But comps aren’t based on how much you actually lose.

Real Estate Comps: How To Find And Use Them

When it comes to house buying or selling, there are several important factors to consider, whether you’re a seasoned real estate expert or a first-time home buyer or seller looking at comparable sales. Let’s take a look at a couple of them.


You’ve definitely heard the old real estate phrase, “Location, location, location,” which means “location, location, location.” Well, it’s an ancient saying for a reason: it’s pretty much spot on. It is possible to pay ten times as much for a 500-square-foot apartment in areas of New York City as it is for a 5,000-square-foot house in the middle of the country. Obviously, the disparities aren’t usually nearly as dramatic, but you get the picture. Typically, the best comparable properties are within one mile of the property, although this can vary depending on your location (rural, etc.)


The quality of a home’s construction and maintenance can be a significant factor in determining its comparative value. What is the difference between a leaking roof and a brand new roof? Yes, there is a slight price difference between the two options. Keep in mind that while comparing two properties, the state of all of the properties you’re comparing should be considered.


New homes tend to be more valuable than older ones, so don’t assume that a comparison between a home constructed in 1950 and one built in 2010 is an apples-to-apples comparison simply because they both have the same number of bathrooms and bedrooms is valid. There isn’t any such thing.

Number Of Rooms

A four-bedroom, two-bath house may appear to be a near match for a three-bedroom, two-bath house on the surface, but this is not the case. The addition of a third bedroom might result in a difference in price of $100,000 or more. Don’t forget to take into consideration the size of the home, since square footage may have a significant influence on its worth.

Lot Size

The value of an acreage varies depending on its location, however, assuming all other circumstances are equal, more land is worth more money. Even if the houses are almost identical, the fact that one is situated on 2 acres and the other on 10 acres must be taken into consideration when calculating the worth of both properties.

Time Frame

When determining the worth of a house by examining previous sales in the neighborhood, the most recent transactions are taken into consideration. When comparing your subject property to a house that just sold, the results will be far more accurate than when comparing your subject home to a house that sold two years ago. Your best chance is to look for properties that have sold within the previous six months or less.

Real Estate Comps: How to Find Comparables for Real Estate

Comparable house sales assist sellers and their agents in determining an accurate listing price for a property – one that attracts more buyers, reduces the amount of time a home spends on the market, and clears the way for a seamless closing.

Please continue reading for further information on comparables, including the most critical aspects and how to determine the most accurate comps for your house.

What are comps in real estate?

According to the definition of a comp, which is an acronym for comparable sale, a recently sold property in your region that is similar to your home in terms of location, size, condition, and amenities is known as a “comp.”

How sellers use real estate comps

Sellers, particularly those who are selling their house for the first time (FSBO), analyze comparable sales to establish the appropriate listing price for their property. Even if you’re selling your property with the assistance of a real estate agent, you’ll want to be familiar with comparable sales so that you can choose whether or not you’re satisfied with the listing price your agent suggests.

How buyers use real estate comps

For the purpose of determining how much to offer on a house, buyers consult comparable sales. It is their goal, more particularly, to ensure that they do not overpay for the home they are purchasing.

How appraisers use real estate comps

When an appraiser visits to your house, they will use their own comparable sales to assist them determine how much your property is worth more correctly. Appraisals can be performed for a variety of purposes. Typically, a buyer’s lender will demand an appraisal prior to closing, but sellers may also request an appraisal to assist them determine an accurate selling price for their property.

How real estate agents use MLS comps

The local multiple listing service (MLS) is used by real estate brokers to compile comparable sales in order to develop a comparative market study (CMA). It is a compilation of comparable sales in the area that has been put together to assist an agent and a seller in determining a reasonable listing price. Real estate agents who are well-versed in their local market and who routinely run comps (even when not related to a specific transaction) are able to keep an eye on their local market and evaluate overall trends.

How to find real estate comps

When it comes to discovering comparable properties, sellers have two options: engage an agent to lead them through the research and pricing process, or identify comparable properties on their own. The following is a description of how the procedure works for both alternatives.

Real estate agents and MLS comps

Because the information provided by the local Multiple Listing Service (MLS) is typically the most accurate, it is the most reliable source of comparable property sales. Zillow’sagent directorycan assist you in locating an experienced real estate agent who is familiar with navigating the Multiple Listing Service (MLS) and locating acceptable comparable properties for your home. Furthermore, because they are familiar with your neighborhood, they can evaluate comparable sales with an eye toward neighborhood trends, property value appreciation, and price per square foot.

It provides a ballpark figure for what your property may sell for in today’s market, in your neighborhood, based on recent sales.

Can I find house comps in my area without the MLS?

There are a number of more sites for locating comparisons, including:

  • Public property records: If you’re looking for the sale price of a certain comparable, the county is generally where you’ll get the information you need. Some counties allow you to look for records online, while others require you to physically visit the courthouse. One thing to keep in mind is that seller concessions are not recorded in county records. Consequently, in the event that the seller reduced the price as a result of certain essential repairs, you will see the final discounted price rather than the initial asking price. Zillow: Use the Recently Soldfilter on Zillow to see homes that have recently sold. You may also refine your search by ZIP code, square footage, and other property characteristics. Zillow also frequently includes for-sale-by-owner (FSBO) listings, which are not found on the Multiple Listing Service. The Zillow pricing tool is as follows: Check out our pricing tool to see what other people are charging in your region. To discover recent sales, simply enter your home address in the box provided. You may narrow down the results by selecting the ones that are the most comparable to your property, and we’ll compute a home value for you based on that information.

What to consider when finding real estate comps

Make an effort to locate at least three identical properties that match the following requirements:

  • Limit your search to a quarter- to half-mile radius around your residence
  • Specify a time span of three to six months, or less if your market is moving rapidly. Size: Try to remain within 300 square feet of the total square footage of your property. Inclusion of residences with the same number of bedrooms and bathrooms as yours is mandatory. Incorporate recent renovations, new interiors, and out-of-date elements into your evaluation of the home’s condition. A home’s age will determine how accurate a comparison can be made because main systems such as the roof, heating and cooling system, and plumbing should be in similar condition. Search for properties that have similar characteristics to yours in terms of walkability, shopping/retail, waterfront vicinity (within a short distance), vistas, public transit access, and school ratings. Comparables are identified by using the price per square foot as a metric by real estate brokers. Divide the sale price of a property by the square footage of the home, and then compare that amount to the price per square foot that you wish

Tips when looking for the best real estate comps

There are no two housing comps in the same neighborhood that are precisely same unless you live in a community where a house builder employed the same finishes, layouts, and materials in all of the homes.

Even if the homes in your neighborhood are fairly similar, no comp is flawless. So, how do you go about identifying the best comparisons? Maintain as much objectivity as possible. Make an effort to put your emotional attachment to your property aside and concentrate on the facts.

Only use sold homes

Homes that are currently on the market or awaiting sale should be ignored. Why? Sellers may overprice their homes and then settle for a considerably lesser price as a result. Alternatively, sellers might set their prices below market value in the hopes of receiving many bids. You’ll never be able to get a true sense on the value of a property in your local market until the transaction is completed – it’s only worth what someone is willing to pay for it.

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Pay attention to the type of home

Homes that are currently on the market or that are under contract should be avoided at all costs. Why? Overpricing a house might result in the seller accepting a significantly lesser price than they had anticipated. Alternatively, sellers may choose to price their property below market value in the hopes of receiving numerous bids. You’ll never be able to obtain a true reading on the value of a property until it sells – it’s only worth what someone is willing to pay for it at the time of sale.

Look closely at photos

Examine the photographs in the listing with care. Would you say the home has finishes that are comparable to yours? Appliances, fixtures, and flooring, among other things, should be examined attentively. Even seemingly insignificant differences (such as stainless steel equipment vs older white appliances) can accumulate over time.

Read the listing description

Additionally, you should always read the listing description in addition to glancing at the photographs. It is not possible to show every development or enhancement in photographs. For example, a recently sold home may have a new roof, increasing its worth over yours, and you wouldn’t know it by simply glancing at the selling images of the home.

See it in person

If at all feasible, drive or stroll by the house to get a sense of how well it is maintained on the outside. Take note of items like cracks in the driveway or shingles that are missing. A good indication of how well the outside is maintained should be provided by the exterior’s overall condition.

Scan the area

Make certain that you are aware of the specifics of a home’s location. Is it located on a cul-de-sac rather than a major road? Is it in close proximity to a bus or rail station?

Write everything down

Make thorough notes when investigating comparables. It’s common for images and listing descriptions to disappear after a home sells, leaving you with little more than the square footage, address, and sales price – insufficient information to create a suitable comparable property. As soon as you come across a prospective competitor, gather as much information as you can.

Formulate your price

When it comes to determining a listing price, the most essential thing to remember is to take into account a variety of data points from a variety of sources. Incorporate current sales data from the Multiple Listing Service (MLS) with internet data from sites such as Zillow and insights from your real estate agent, if you have one.

Compare with the Zestimate

Once you’ve narrowed down your intended sale price based on comparable sales, compare your work to the Zestimate for your house on Zillow. It is updated on a regular basis in accordance with market conditions and can provide you with information on longer-term pricing patterns in your region. What is the accuracy of your Zestimate? Zillow has a countrywide median inaccuracy rate of 1.9 percent for properties that are now on the market and 6.9 percent for homes that are not currently on the market.

This information contains information about your home’s characteristics, such as square footage, the number of bedrooms and bathrooms, and recent upgrades, as well as information about the local real estate market, tax assessments, and previous transactions in the area.

In the same way that you would emphasize your property’s greatest attributes to a prospective buyer, you can give more detailed information about your home by claiming it. This can even have an impact on your Zestimate, making it more accurate as a result of your actions.

Hire an appraiser

Having doubts about whether or not you’ve discovered the proper listing price? Consider using the services of a professional appraiser to provide you with an unbiased assessment of the worth of your house. The cost is often between $400 and $500, and it may be money well spent to ensure an appropriate listing price, particularly if you reside in a competitive market or have done several modifications and are unsure how they should effect your pricing.

Avoid shortcuts

If your home is twice the size of the competition, you can’t just double the price of your property. The price of a property is determined by several factors, so don’t be tempted to cut corners by utilizing poorly matched comparables and guessing.

Adjust for seasonality

We’ve already indicated that, in order to ensure accuracy, you should only use comps from the recent few months as a reference. Another explanation for this is the fact that it is seasonal. Whether or not prices differ significantly from season to season depends on your local real estate market, but in general, properties sell more rapidly in the spring and early summer, and typically take longer to sell in the winter months. Sellers frequently attempt to attract buyers during slower seasons by offering a lower sale price, so take seasonality in mind when determining the sale price of your house.


Comparables (comps) are used in valuations to assess the worth of a similar asset by comparing the value of a recently sold asset to a similar asset. Comparables, which are frequently used in real estate to determine the fair market value of a house, are a list of recent asset sales that represent the qualities of the asset that is being sold by the owner of the asset in question. The list of sales, on the other hand, is often restricted to transactions that occurred during the past year.

Key Takeaways

  • Comparables aid in the determination of the appropriate asking price for a property. Agents and sellers both have access to data that is comparable to what they are selling. The Multiple Listing Service (MLS) software may be utilized to locate an accurate comparable property that is similar to the home being examined. In order to aid the realtor when the time comes, an FSBO has the capacity to identify the most comparable properties in the region. Comps are not restricted to the sale and purchase of a house. Refinancing a property is something that should be explored.

Understanding Comparables

When valuing any asset, it is beneficial to use comparables to provide an appropriate appraisal. If a real estate agent determines the value of a property based on the most recent selling price of a house in the same neighborhood with similar qualities, such as square footage and the number of bedrooms and bathrooms, the home is said to be worth more. Comparables are widely employed by real estate brokers in their transactions. The agents utilize similar properties that are situated within a one-mile radius of the property they are examining for determining its value.

It is customary to make an attempt to employ around three comparables in order to correctly determine the suitable asking price.

Special Considerations

Comps are most effective when used in conjunction with a for sale by owner (FSBO) arrangement. Realtors have more tools and resources at their disposal to effectively assess the value of a house. A For Sale By Owner (FSBO) listing is ideal for sellers who do not want to work with a broker. The seller is able to acquire information on comparable properties in the surrounding communities and then proceed to appropriately list the home’s pricing on the market. When it comes to buying and selling a property, things used to be pretty straightforward, but there was a lot of negotiation involved.

It is not necessary to conduct extensive study or data collection, but rather to spend a few minutes browsing for a 3000 square foot property with four bedrooms and three bathrooms.

The more information that is obtained, the more accurate the price of a comparable house will be determined by comparison. It will be beneficial to conduct as much research as possible.

Example of Comparables

For example, Bert would like to sell his house to a buyer. He discovers that a comparable property in the area has just sold, and he decides to investigate further. The sum that it was sold for is discovered after a little detective work on his part. He now has an estimate of how much his property is worth, and he enlists the assistance of Steve, a real estate agent. After doing a walk-through of the property, Steve gets comparables from his neighborhood for the previous 12 months for residences that are similar to Bert’s in his area.

What Are “Comps” in Real Estate?

Comparables (also known as “comps” in the real estate business) are properties that have characteristics (such as size, age, location, condition, and features) that are similar to the subject property being appraised.

What is Considered a “Comparable” Property?

Similarly situated properties, sometimes referred to as “comps,” are used as measuring instruments to aid in the determination of a property’s fair market value. The utilization of comparables by sellers and real estate brokers to determine a suitable asking price for a property is common practice in today’s market. They are also utilized by appraisers and purchasers to evaluate the value of a piece of real estate in question. In an ideal world, a comparable property would be completely equal to the subject property in every manner that could possibly be considered.

  • Comparables, on the other hand, can be sufficiently comparable to the subject property to be valuable as a valuation tool.
  • Typically, the most recent sales are given precedence, however this is not always the case.
  • If a nine-month-old sale with a time adjustment is suitable, rather than a one-month-old sale that requires several modifications, the appraiser may choose to utilize the nine-month-old sale with the time adjustment.
  • Location close to the subject property— In general, the location of any comparable property should be as close to the subject property as practicable.
  • Ideally, comps should be within a mile of the subject property in a suburban setting, but they can be as much as three miles away in some cases.
  • A qualified appraiser must utilize his or her knowledge of the local market and sound judgment when identifying comparable sales that are the most reliable indications of market value in such circumstances.
  • When selecting a similar, the school district, zip code, and neighborhood should all be taken into consideration.

When the best feasible comparable is situated in a separate subdivision, it is usually better if it is in the same school district or ZIP code as the one being compared.

Comparisons must be of the same property type, such as single-family homes, multi-family residences, townhouses, or condominium units.

For example, a fixer-upper house would most likely not be a good comparison for a recently renovated property in the same neighborhood.

Number of comparable properties—Having more than one comparable property might help to increase the value of a subject property.

TheGSElenders in the United States (Fannie Mae, Freddie Mac, HUD, and VA) need three closed sales in each appraisal, and many of them also require listings in addition to the closed sales.

For example, if the sale of a prospective comparable entailed a transaction between family members, the price of the home may not accurately reflect the genuine market value of the property.

When considering the utility of a comp, it is necessary that it be done between two persons with no prior relationship, sometimes known as a “arm’s length transaction.”

How to Use Comparables

In order to obtain the most accurate comparables, it is first required to gather all of the pertinent information about the subject residence. The following points should be kept in mind regarding the subject property:

  • The location, the square footage of the structure, and the size of the land are all important considerations. There are a certain number of bedrooms and bathrooms
  • The year the house was built
  • The upgrades and improvements
  • Exceptional features (such as a wraparound porch, a swimming pool, a tennis court, a barn, and so on)

An investigation of recently sold properties that are similar to the subject property is carried out once a thorough description of the subject property has been completed. Due to the fact that no two properties will be exactly the same, changes will almost always be necessary. Adjustments are not made to the subject property; instead, they are made to the similar properties. A wraparound porch valued at $8,000 on the subject property, while the similar property does not have one, would be added to the value of the subject property to make it equal to the value of the comparable property.

According to this scenario, if those are the only modifications required, the modifications made to the comparable property would be as follows: The price of a comparable home that just sold was $385,000 Adjustment for the wraparound porch: + 8,000 Adjustment to the pool: – 30,000 The estimated market value of the subject property is $363,000.

The abbreviation for both is “CMA.” Realtors have a range of tools at their disposal to do a comparative market analysis for their buyer and seller customers, but anybody can conduct a CMA on their own property.

Listing Prices vs. Sold Prices vs. Pending Sales

Knowing what similar properties are presently listed for can provide sellers and buyers an indication of how to price a property, but the listing price is not always the most accurate indicator of a property’s value. Listing prices may be greater than genuine market value since they represent the amount a seller aspires to achieve rather than the price they will actually receive in the end. Additionally, listing prices might be far lower than genuine market value, indicating a lowball price set by the seller in an attempt to create a bidding battle or sell the property fast, therefore the listing price may not be an accurate reflection of a property’s true market worth.

Whenever the original listing price and the final selling price of a property change (as they frequently do), the final selling price is typically considered to be a more accurate representation of the subject property’s value.

If a property with a reported sales price of $350,000 was sold with an agreement for the seller to pay $6,000 of the buyer’s closing expenses, the real sales price would have been $344,000 rather than $350,000.

According to Ryan Lundquist of the Lundquist Appraisal Company, In addition, it is vital to realize that “sold comps” are technically a reflection of the past, rather than of what is now occurring.

It is possible to witness pending sales being bid up to higher prices in a growing market, yet in a decreasing market, it is possible to see listings not entering into a contract at all. IN CONNECTION WITH: How to Determine the Value of Vacant Land.

Comparables vs. Appraisals

Obtaining an assessment from a professional appraiser is typically the most reliable method of determining the worth of a piece of property. There are expenses associated with an appraisal as well as the fact that no assessment is guaranteed to be flawless (it is completely conceivable for two appraisers to analyze the same property and come up with vastly different results), therefore it is recommended to get professional assistance. Comparables may be used to determine the worth of a property at no expense, and this technique of property valuation can offer a fair approximation number for a property.

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Comparables (comps) Definition

Comparables, often known as “comps,” are properties that are utilized as a point of reference in the real estate assessment process. As soon as a property goes on the market, appraisers and real estate brokers begin looking for previously sold houses in the neighborhood to get a sense of how much the house is worth.

Deeper definition

Using comparable sales, real estate agents may get a better idea of how much other houses in the neighborhood, of similar size and with similar features, have sold for in order to get a better feel of how the property currently on the market should be valued. It is simple to locate comparable properties in planned communities. However, finding comparable properties for one-of-a-kind bespoke houses and estates in the country might be difficult. Obtaining comparable sales data is still the most accurate method of assessing the worth of a home, despite the fact that there are frequently debates regarding whether a property is equivalent to another one.

Do you need assistance in purchasing a home?

Example of comparables or comps

Jack and Jenny are looking to sell their home, but they are unsure of how much they should ask for it. An study of the comparative market is provided by their real estate agent, which allows the couple to discover how much comparable properties in their neighborhood are selling for. Aside from the selling prices, the comparables study includes information on the number of bedrooms and bathrooms in the homes, the age and condition of the properties, the size of the lots, and if the architectural style of the homes is similar to Jack and Jenny’s house.

You can find out how much house you can afford to buy by using Bankrate’s mortgage calculator.

Real Estate Comps: What are They and How Do You Find Them?

You now have a customer with whom you must discuss the worth of their house. Whether you are assisting a client in the purchase or sale of a home, you must be aware of the current real estate market worth. This is due to the fact that you must have a reasonable listing price in order to attract sellers and a reasonable buying offer in order to clinch the sale.

So, where do you even start? Real estate comparables are the most effective method of pricing a property like a pro. Aside from engaging a real estate appraiser, there is no other way that can provide you with an actual valuation price. ‍

What are Real Estate Comps?

Let’s start with a definition of what comparable sales are in real estate. The word “real estate comps” is one that you may or may not be familiar with. So, what exactly are they? The term “Comps” is an abbreviation for “comparables.” Comparable home prices are referred to as real estate comps. Finding comparable properties is the practice of comparing the prices of houses within a small distance of a listing, which is known as “finding comps.” Comparables are used by real estate brokers to assist both buyers and sellers.

Comps also assist purchasers in determining the selling price of comparable properties in the region.

How to Find Real Estate Comps

You must understand how and where to locate comparables that will benefit your client. You will be able to provide the best service while also establishing trust. That’s crucial to create a network of past, pleased clients. So, let’s talk about two methods you can use to find comparable properties for your client’s property. Begin with the method that is the most widely and frequently used, the Multiple Listing Service (MLS).

1 Using the MLS to Find Real Estate Comps

The Multiple Listing Service (MLS) is the most often utilized method for finding comparable properties in the real estate market. The Multiple Listing Service (MLS) is a database that has a record of all agent-sold properties. This database contains information on residences that are “pending” or currently in escrow. Members of the Multiple Listing Service (MLS) are needed to be active agents. As a result, this is the most typical method of locating comparable properties. The Multiple Listing Service (MLS) is simple to use.

How to Price Property with the MLS

When determining the value of a property, consult the Multiple Listing Service to see what comparable properties have sold for in the same region. Ideally, you should look for properties that share comparable features. Here are a few examples of comparable features to keep an eye out for:

  • The number of bedrooms
  • The number of baths
  • The amount of square feet How many stories are there

The Multiple Listing Service (MLS) can easily filter out these sold homes. Finding sold homes on the MLS to use as a basis for setting listing pricing is a wise decision. Currently, there is evidence to support the assertion that the house will sell within a certain price range. This is critical because it demonstrates to your seller that their house will sell fast and for the best price possible. The MLS is thorough in its coverage. However, it does not include every single home that has been sold.

What is the significance of discovering every comparable?

2 Using Title Representative to Find Real Estate Comps

So, you might be wondering how this is feasible. Some sellers, on the other hand, choose not to utilize an agent to sell their house. FSBO, or “for sale by owner,” refers to several types of transactions. You may have seen those “for sale by owner” posters posted on the lawn of a property. If a house is not sold by a real estate agent, it is not included on the Multiple Listing Service (MLS). In other words, FSBO houses are not listed on the Multiple Listing Service (MLS). What should I do now?

Your title representative may be able to provide you with computer access to the title database.

This covers for sale by owner (FSBO) properties.

Every transaction that is completed must pass through the county recorder’s office first.

As a result, the title representative gets access to all of the transactions that have been documented. This covers homes listed on the Multiple Listing Service, properties not listed on the Multiple Listing Service, and even FSBO properties.

Why this Helps with Pricing

What is the significance of examining this title database? In some situations, it might have a significant impact on the outcome of your listing’s pricing. Doing your research entails looking through both databases. This is critical for anyone working in the real estate industry. When you verify every database, you avoid the possibility of your listing being overlooked. Here’s an illustration: You arrive at a listing price of $1,000,000 after reviewing every sold property in your neighborhood on the Multiple Listing Service (MLS).

This demonstrates to you that you can list this property at a greater price than you originally intended.

If the Multiple Listing Service (MLS) returns a low number of sold properties in a certain location, the title database may produce more results.

Final Thoughts on Real Estate Comps

Keep in mind that leveraging comparable sales might be beneficial to your clients. When you collaborate with buyers, everyone wins. This is due to the fact that you research offerings to acquire the greatest deal. Buyers are more receptive to offers that are based on facts. When you interact with sellers, your ultimate aim is to help them sell their home as quickly as possible. If you utilize the Multiple Listing Service (MLS) or your title representative, everything starts with the proper, data-driven pricing.

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What Are Real Estate Comps? Understanding Comps in NYC

Identifying the market value of a property is possibly the most crucial question in real estate – not only in New York City, but anywhere in the world. How do you determine the best price for your property to sell, or how much to bid on that dream apartment you’ve been eyeing? First and foremost, you and your real estate agent must locate comparable properties that can assist you in determining the worth of the property. Real estate comps are properties that are comparable to one another, and locating them may be a difficult and time-consuming procedure.

  • Listed here are the most important things you should know about real estate comps in New York City and beyond.
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  • 2Homecrest2315 Gerritsen Avenue$679,000 2Homecrest2315 Gerritsen Avenue Sketch was used to create this design.
  • Sheepshead Bay3165 Emmons AvenueSheepshead Bay $675,000 Sketch was used to create this design.
  • 2Mapleton6113 23rd Avenue, Mapleton, IL a price of $499,000Created with Sketch 2|This was created with Sketch.
  • 2Canarsie1059 East 81st Street 3|This was created with Sketch.
  • 2.5East New York303 Logan Street$729,000 3|This was created with Sketch.
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  • 2Midwood3213 Avenue L$649,000 4|This page was created with Sketch.
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  • $435,000 Sketch was used to create this design.

One Downtown Brooklyn address is 96 Schermerhorn Street. Sketch was used to create this page. 1|This image was created with Sketch. $1,050,000 1East Flatbush393 East 58th Street$699,000 Sketch was used to create this design. 4|This page was created with Sketch. 3

What Are Comps in Real Estate?

A comp, which is short for comparable, is a previously sold property that is similar to the unit you are selling in the real estate market. It depends on whose side of the transaction you’re on whether you’re selling or buying anything. Because there are so many overvalued properties on the market at any given moment, says broker Michael J. Franco of Compass, “the fact that it has sold and closed is the most important thing.” And, more specifically, what should you search for in a comparable property?

If you locate properties that meet all of your criteria, the sale prices of such units will provide as a clear signal of the price range you should aim for.

Real estate professionals put these together to assist their customers, who are often sellers, in estimating the worth of their home.

How Do I Find Real Estate Comps in NYC?

As a starting point, check out StreetEasy to see what other people are paying for condos in your neighborhood. This will provide you with a basic overview of what is available to you. However, working with a real estate agent will ensure that you receive the most accurate and relevant comps possible for your situation. Professionals are familiar with the market and may give valuable insight on price patterns. “What sort of premium do you put on something that has a view against something that doesn’t have a view, or something that has an inferior view?” Franco wonders.

Those are the kinds of things that come with years of expertise.” So, while you might be able to identify comparable houses on your own, having a comprehensive grasp of real estate patterns can help you comprehend what those comps signify.

(Adapted from a listing at 416 Ocean Avenue, Suite 75)

What Are the Factors for a Real Estate Comp?

What criteria do you use to identify attributes that are relevant? It is essential to identify comparable homes that are as close to yours in terms of size, location, and other characteristics. Everything from the location to the size to the layout and everything in between is important. Here are a few crucial considerations to bear in mind:


Varied neighborhoods in New York City might have radically different pricing ranges. For this reason, real estate comparables should be units that are located within a similar geographic area to the comparative property. Ideally, you should narrow your focus to a single sub-neighborhood in order to come as near to a comparable point of comparison as possible. If you want to think about Yorkville specifically, rather than the Upper East Side as a whole, consider

Building Type

Another important factor to consider while looking for comparables is the kind of building. Are you considering joining a cooperative? Do you want to buy a condo? A townhouse, perhaps? Ideally, you’ll be able to locate a house that suits your requirements. It makes sense in this context: Choosing between a prewar co-op walkup and a modern, recently constructed high-rise apartment with a doorman is like choosing between night and day. Although they are just next door to each other, they are unlikely to be compared on a number of levels.

Of course, another apartment in the exact same building would serve as the most precise comparison possible. If at all feasible, look at the same line as the other person to find the perfect match. Every unit in the same line is likely to have layouts and features that are identical to one another.

Size and Layout

When looking for comparable properties, square footage and floor layouts are essential. Again, the closer the match to your subject property that you can locate, the better the result. Suppose you’re selling a Hudson Heights 2-bedroom co-op and want to see whether there are any other Hudson Heights 2-bedroom co-op sales that have comparable floorplans. Adding or deleting a bedroom — or even a few hundred square feet — may have a significant impact on the price of a home.

Finishes and Renovations

When looking for comparable properties, the interior finishes of a house will also be vital, and it is critical to compare like with like when comparing like with like. Flooring, cabinetry, appliances, and fixtures are all things that will be taken into account. Is there a washing and dryer in the apartment, or is there a laundry area in the building where I may do my laundry? Those are also important considerations. Consider the situation in which you come across a house that has undergone a much different amount of renovation than yours, but is otherwise a fantastic comp.

As an example, the necessity for a complete gut renovation might deduct a significant amount from the possible asking price of a home – and vice versa.

Property Charges, Maintenance, and Taxes

The monthly cost of upkeep, which includes common charges, maintenance fees, and property taxes, is the final aspect to consider while searching for a decent comparable home. Property values sometimes change as a result of the “monthlies” that an owner is required to pay. Generally speaking, low monthlies have a beneficial impact on a property’s worth, whilst high monthlies have the opposite effect. In a similar vein, a property with a tax abatement will almost certainly be more expensive than a property with high property taxes.

  • 250 West 89th Street on the Upper West Side Sketch was used to create this page.
  • 1Murray Hill5 Tudor City Place1 Murray Hill5 Tudor City Place Sketch was used to create this page.
  • 1Morningside Heights395 Riverside Drive$475,000Created with Sketch.
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  • 1Hamilton Heights700 Riverside Drive$625,000 2|This was created with Sketch.
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Yorkville is located at 500 East 83rd Street. $575,000 This was created using Sketch.1|This was created using Sketch.1

How Do You Make Adjustments for Real Estate Comps?

Once your realtor has compiled a list of comparable homes, they will consider how each of them compares to the property under consideration. Is there a spectacular view from one of the units, for example? Is there someone else who has a beautiful terrace? Even a decent comparison will never be an exact match, and as a result, the price must be adjusted to account for this. Franco describes it as a “nuanced” procedure. The knowledge and experience of your real estate professional in making those modifications is critical.

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Who Uses Real Estate Comps?

Comps are essential for a large portion of the real estate ecosystem to function properly. They provide both pros and beginners with an insight of the current situation of the market, as well as how properties are valued at the time of writing this article. Agents, of course, utilize comparable sales to assist sellers in setting a fair asking price for their properties. Comps also assist purchasers in determining what they can really afford at their price point. Comps are also used by real estate appraisers in their job.

What If You Can’t Find a Good Real Estate Comp?

In a densely populated city like New York, it’s frequently feasible to identify comparable properties that are somewhat similar to the one under consideration. However, there are situations when you simply will not be able to discover an apples-to-apples comparison property. Those circumstances may necessitate extending your search outside the boundaries of your desired area, or investigating how much those particular advantages effect property values throughout the city as a whole. This is something that a real estate agent can assist you with.

Has COVID Changed the Real Estate Comp Process?

The real estate market has undoubtedly altered since the epidemic, and it is critical to discover comparable properties that reflect these changes. That is why it is important to be current. Look for houses that have sold within the last six months to a year so that you may work with the most up-to-date sales values available when preparing your offer. During the worst of the epidemic, transactions in certain areas came to a crawl – or were completely halted altogether. Because there are fewer data points in certain locations, you may need to be more creative in your approach.

The great majority of agents have a large network of connections.

What Are Real Estate Comparables

Are you familiar with the term “real estate comparables”? What do you think of “comps”? These are slang phrases that some people use to refer to features that are comparable. Setting a price for a house may be a difficult task to do. Multiple listing services, often known as MLS, are used by many people, including real estate brokers and appraisers, to decide the most appropriate price for both the seller and potential purchasers. Because of the nature of the local real estate market, property prices might fluctuate on a consistent basis.

  • Occasionally, they will maintain a somewhat constant state.
  • Running house comps is a slang word used by real estate salespeople to describe houses that are comparable or similar to one another.
  • If you’re considering selling your house, it will be beneficial for you to understand how comparable sales on the MLS may assist you in setting the appropriate price for your property.
  • Nobody likes to overspend for a property, and this is especially true when purchasing a home for the first first time.

It will be critical to understand how comparables function, whether you are buying or selling a house in the future. Let’s take a look at what you need to know about comps, which are sales that are similar to yours. What Is the Process of Using Real Estate Comparables?

What Are Real Estate Comps?

It is true that individuals utilize comparable sales to help them assess the value of a house, but what precisely are comparable sales? A home comp is a property that is similar to the one you are looking to purchase or sell in your real estate transaction. The true worth of the property in issue can be determined by comparing it to similar residences in the area. The information on the Multiple Listing Service (MLS) may be used to find housing comps, also known as comparables. The multiple listing service (MLS) is a database that contains information on any real estate that is now for sale or has recently sold in a certain area of the country.

It is common for agents to look for properties with comparable conditions, characteristics, size, and age when compiling this type of information.

Wherever performing comparisons, it is always preferable to compare apples to apples when possible.

Why Use Real Estate Comparables?

Comparable sales from the Multiple Listing Service (MLS) are employed because sellers may compare data from successful transactions in a certain market. Sellers can use the information to identify houses that are similar to their own. When a real estate agent offers the information, sellers will be able to establish the appropriate price for their house based on the information they have. The reason this is especially significant is because it is necessary to choose the proper price when selling a home, which is critical to the success of the sale.

A price should be set such that earnings are maximized while also avoiding turning away potential purchasers from the property.

Reasons Behind Using Comparables in The First Place

Comps from the Multiple Listing Service (MLS) may be used by almost everyone engaged in the selling process to make their life a whole lot simpler. The reasons why they may be helpful to sellers and purchasers have previously been discussed, but we would want to go over them in further detail as well as highlight the reasons why other persons in the sector, such as appraisers and real estate brokers, may benefit from their usage.

  • BUYERS: Before making an offer on a property, prospective buyers should look at comparable sales in the area. This will help them avoid overpaying for a home. Buyers can make reasonable bids on a home they wish to purchase if they are familiar with the comparable sales. SELLERS: Comparable sales from the Multiple Listing Service (MLS) are an important part of the property selling process. They assist a seller in determining the appropriate selling price for a house. The MLS information also serves as a foundation on which future sellers may base their decisions on how much to charge for their properties. No matter whether they are working with or without a Realtor, the MLS data is important to them throughout the whole property selling process
  • APPRAISERS: Appraisers use comparable properties currently on the market to determine the genuine value of a house on the market. MLS comps provide an indication of comparable residences in the immediate vicinity, allowing appraisers to direct their work more efficiently. Having this cycle in place is critical for both buyers and sellers, as it ensures that houses are valued fairly for all parties engaged in the purchasing and selling process. There are many real estate contracts that have appraisal contingencies that are dependent on the appraiser’s conclusions. REAL ESTATE AGENTS: Comp properties are an important part of a Realtor’s day-to-day responsibilities. In a real estate transaction, comparable properties may assist both buyers and sellers in making informed judgments.

Key Things to Look For With Real Estate Comps

Being aware of exactly what you should be searching for when conducting comparisons will assist you in determining the most appropriate similar properties to employ.

Your market value is going to be incorrect if you don’t have the appropriate comparable sales to base it on. Here are some factors that should be taken into consideration:

  • If you’re comparing one house to another in the same neighborhood, as previously said, you should put your parameters within a couple of miles of each other
  • VALUE PER SQUARE FEET: Calculate the cost per square foot by dividing the cost of a home by the area of the home and comparing that result to your own cost per square foot. Price per square foot is one measure of worth, but it should not be relied on solely to assess the value of a property. THE PERIOD OF AVAILABILITY OF THE PRODUCT: Concentrate your search on houses that have recently sold within a 3- to 6-month time range. This might be problematic if you live in an area where the housing market fluctuates often. If this is the case, you may want to try focusing your efforts on a significantly shorter time frame. SIZE OF THE PROPERTY: Accurate comparables should be between 200-300 sq ft of your home
  • CONDITION: Look for qualities that are similar to those found in a relatively similar condition. Always remember to take into consideration any renovations or improvements. Amount OF ROOMS: Make a point of looking for residences that have a comparable number of rooms as you. BEDROOMS AND BATHROOMS: It goes without saying that the number of bedrooms and bathrooms in a home has a substantial impact on the market worth of a home from one to the next. AGE: Accurate land comparables should be structures that were constructed at or around the same period as yours. NEIGHBORHOOD FEATURES: Comparable properties should have comparable neighborhood characteristics such as proximity to businesses, lakes, and anything else that might boost the value of the property. Additionally, keep in mind the area schools and the availability of public transit services.

Final Thoughts on Real Estate Comparables

Understanding comparable sales is one of the most important components of determining the appropriate listing price for a property. Additionally, comparable sales serve as the foundation for evaluating the final value of a house. In cases when you are confused about the situation, it is always a good idea to get expert assistance. The information on comps was provided in the hopes that you found it to be of assistance.

Other Helpful Real Estate Resources

Take a look at a few of more fantastic articles that will assist both buyers and sellers in making informed judgments.

  • In the event that you are selling a home, it is a good idea to photograph key aspects of the property before moving on to your next residence.. In the post at Format about the photos you should consider taking, you’ll find some excellent advice. Where can you find the best self-storage companies– if you are relocating from one residence to another, you may want storage space. The decision to work with one of the greatest self-storage facilities will be a prudent one. See a list of some of the best storage businesses to take into consideration

Make your next move go more smoothly by taking use of these moving tools.

What Are Comps? A Way to Pin the Right Price on a Home

Comps are a term that many home consumers are unfamiliar with. Homes differ from the vast majority of other items purchased in that the purchase price is not fixed in stone. It’s true that the listing may include a “asking price,” but as the term implies, this is simply an offer to buy rather than a firm, unwavering price requirement. And it is for this reason that comparisons are so crucial. So, what precisely are “competitive advantages?” Comps, which are short for “comparables” in the housing market, are a tool that can assist you in determining the value of a home based on the recent sales prices of similar properties in the area.

As a result, it’s a crucial topic to understand for both buyers and sellers alike.

What are comps?

It is preferable to compare apples to apples when comparing housing comparisons rather than apples to kiwi (which, let’s face it, is a rather unpleasant fruit) in most cases. This means that comparisons should be as comparable to your own home as feasible to maximize the value of a sale. While the specifics of what defines a comparable house may vary from market to market, the following are some general guidelines:

  • The same place as before: An acceptable comparable property, according to John Lyons, a real estate broker with BairdWarner in Chicago, is one that is located within a half-mile radius of the property under consideration, and The same height and width: As an example, if the house in issue is 5,000 square feet, you’ll want to look at comparable properties that are around 5,000 square feet in size. The number of bedrooms and bathrooms is as follows: When it comes down to it, this is more important than actual square footage. In Chicago, Christine Lutz, director of residential brokerage at Kinzie Brokerage, notes that while size is essential, “utility is a better gauge for comparison.” “You may choose between a 2,000-square-foot three-bedroom, three-bath unit or a one-bedroom, one-bath one with the same amount of square area. The number of bedrooms and bathrooms must be equivalent in order to be deemed truly comparable.”
  • Recently sold properties should be used as comps because property prices fluctuate from month to month. Ideally, your comps should be homes that have sold within the last six months to a year at most
  • Style, perspective, and other specifics: Units in the same high-rise may offer contrasting views: one may overlook a lake, while the other may overlook a parking lot. So, even if they are equal in terms of beds and square footage, the lake view should be taken into consideration as well, and the houses should be compared to other residences in the region that have lake views. When it comes to connected housing, such as townhouses or cooperative flats, end units often sell for a greater price than inside units with homes on either side of the unit, owing to the increased noise and/or fewer windows.

How to find comps and use them during negotiations

Starting with current listings in your neighborhood on realtor.com®, you may narrow down your search for comparables to your own home. However, if you want to take a comprehensive, in-depth look at the figures, you should consult with your real estate agent or another specialist. (See this page for information on finding a real estate agent in your region.) The reason for this is because listings often only include the asking price, not the final sales price (which might be higher or lower and is a more accurate indicator of a home’s current market worth).

Realtors will also know how to combine all of this information into an asking price (or offer) that you can explain and stick by, which will be critical once the home-buying process gets underway and negotiations begin.

When you (or your agent) present the buyer with comparables, you might remark, “Another three-bedroom with approximately the same square footage a block away recently sold for $190,000 last month!

Interested in increasing your offer by at least $185,000?” If you prefer another option, let’s assume you fell in love with a property that has an asking price of $400,000.

For example, you and your agent may advise the house seller that “Hey, we found comparable in your region that are selling for $350,000.” As a result, we’ve offered you $360,000, which we believe is a reasonable amount.” Always remember, though, that comps are more of an art than a science, which is why various pros may arrive at wildly divergent findings.

Compliments, on the other hand, provide further support for whatever you’re requesting (or providing), improving your negotiating position and perhaps saving you tens of thousands of dollars. To put it another way, having comps on your side may actually pay you.

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