What Does Comps Mean In Real Estate?

What Are Comps In Real Estate? Simply put, real estate comps – or “comparables” – are comparable homes in a specific area that you are looking to buy or sell in.

  • What are comps in real estate? A comp, which is an abbreviation for comparable sale, is a recently sold home in your area that’s similar to your home in location, size, condition and features. How sellers use real estate comps Sellers, especially those selling for sale by owner (FSBO), use comps to determine the right listing price for their home.


How are real estate comps determined?

In real estate, the term “comps” is short for comparable sales. Comps are typically determined by comparing the property in question to other properties within a 1-mile radius, which have sold within the last year and have similar attributes (such as the same number of bedrooms, age, subdivision, square footage, etc).

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.

What does it mean to run comps?

Comps are sales records of recently sold homes. In short, finding comps involves looking for recent sales of houses as much like your own property as possible, then comparing your home to them and adjusting your price to account for the differences.

Are Zillow estimates accurate?

The good thing though is that Zillow never claims to be 100% accurate. The tool has an accuracy of about 80% in all areas. This is because there are no specific variances to throw it off. However, in some home value estimate cases (especially in older neighborhoods), the Zillow estimate won’t be close at all.

How far back should comps go?

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.

Why do realtors use comps?

Comps demonstrate how much buyers have been willing to pay for similar, recently sold properties, making them a very useful resource for current home buyers. After finding a home they’re interested in, buyers will look up comps in their desired area to help them get a sense of how much they should offer.

How do you make an offer based on comps?

If you want to use comparable sales to support your offer, you should make sure those sales are recent, similar, and located within the same geographic area. In order to be useful, comparable home sales should have the following qualities:

  1. Comps should be recent.
  2. Comps should be similar.
  3. Comps should be close.

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 appraisers use comps?

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 much do comps affect appraisals?

Valid comps need to “bracket” the appraised value. Hence, at least one comp needs to be priced higher than the appraised value, and one should be priced lower. Additionally, the appraiser must “bracket” each amenity of the home with the comps.

Do appraisers look at Zillow?

Appraisers understand that Zillow’s home values are not accurate. In fact, in many markets, they are so far off you wonder why on earth Zillow would want to have such inaccurate information on an otherwise excellent site for providing real estate data.

Why is my Zillow estimate so low?

Zillow often lacks accurate, up-to-date information about a property, which can cause the site to calculate a Zestimate that is lower than it should be. Luckily, it’s easy to add missing information to your Zillow listing and potentially increase your home’s Zestimate.

Does getting your house appraised raise your taxes?

A home appraisal is a good value determination tool, but you might worry that by getting your house appraised, you could ultimately cause your property taxes to go up. Fortunately, having a home appraisal won’t cause your property taxes to rise.

What Are Real Estate Comps?

It’s just as vital to understand financial lingo before applying for a mortgage as it is to have a firm knowledge of real estate terminology before buying a home. When you are in the process of purchasing or selling a house, you will hear the word “real estate comps” bandied about very frequently. Property comparisons are a type of tool that is used to evaluate the market worth of a home. You should grasp what real estate comps are and how they effect the value of a property while doing a comparative market analysis, whether you’re buying or selling one.

What Are Comps In Real Estate?

In real estate, comparable properties are recently sold houses that are similar to the property you’re attempting to purchase or sell in terms of the following characteristics: location, size, condition, and features. When determining a home’s fair market value, comps – an acronym for “similar sales” – are used in conjunction with the sales comparison technique to valuing property to estimate the home’s fair market value. The sales comparison technique makes use of the substitution principle in order to assess how much a certain house is worth.

As a result, the more similar the comparable properties are to the property under consideration, the more accurate the pricing of the property will be.

The number of bedrooms and bathrooms, the age and quality of the structure and design, the size of the property, and any special amenities such as garages, swimming pools, and fireplaces are all examples of such factors.

The analysis of real estate comparables allows you to establish how they differ from the subject property and then evaluate the effect that these variations have had on their sales prices.

However, in order to arrive at a realistic assessment of the worth of the subject property, you must examine at least three or four distinct comparable properties.

Who Uses Real Estate Comps?

Comps are utilized by all parties involved in real estate transactions to determine fair market value.

Let’s take a brief look at how house buyers, sellers, appraisers, and real estate brokers might profit from the information provided by comparable sales.

Home Buyers

Comps show how much purchasers have been prepared to pay for similar, recently sold houses in the past, making them an extremely valuable resource for current home buyers in the marketplace. Following the discovery of a house that they are interested in, buyers will research comparable sales in the area to assist them determine how much they should offer for it. Buyers may avoid overpaying for a house by looking at what other buyers have paid in the last few months. They can also avoid making a lowball offer that is likely to be rejected by the seller by looking at what other buyers have paid in the past few months.

Home Sellers

A comprehensive grasp of comparable sales is essential for sellers, especially for those who are selling their home alone and do not wish to cooperate with an agent. When attempting to determine the optimum listing price for their house, sellers frequently find it difficult to avoid their emotions from clouding their decision-making process. Comps are significant because they help sellers establish a realistic estimate of what their house is worth based on similar properties in the area. When it comes to calculating the proper listing price for a home, sellers might benefit from a more objective approach that involves analyzing similar transactions.

Comps can also be valuable for sellers when negotiating counteroffers with potential buyers.

Home Appraisers

If an appraiser is called in to determine the value of a property, he or she will visit the property, study public documents, and get comparable sales information from the Multiple Listing Service (MLS). Using comparable sales, appraisers may discover what purchasers have previously been willing to pay for similar houses in the region. This information is critical in determining a home’s current fair market value.

Real Estate Agents

To identify similar properties, real estate brokers use the Multiple Listing Service (MLS). The information about each comparable property is used to do a comparative market study. A comparative market analysis (CMA) is a study that agents present to buyers and sellers. A fair market value estimate is obtained by comparing the property to similar properties that have previously sold or are presently on the market, as well as by using the sales comparison technique to pricing to come at an estimate of the home’s fair market value.

For sellers, this study aids them in determining a listing price for their house that is consistent with the sales prices of previous transactions in the neighborhood.

Finding Real Estate Comparables

When looking for real estate comps in your region, it’s ideal to consult with a real estate agent that is familiar with the area. Despite the fact that this is highly advised, it does not rule out the possibility of doing so without one. You can identify and evaluate comparable sales with the help of a real estate agent, but there are other options for finding and using comparable sales.

How Do I Find Real Estate Comps In My Area?

The most effective method of locating comparable properties in your region is to go via your local multiple listing service. The Multiple Listing Service (MLS) is a database that real estate brokers use to list properties for sale. Detailed information about properties that are now for sale, as well as homes that have recently sold, may be found in the database. As a result, the Multiple Listing Service (MLS) allows consumers to research recently sold houses and gather enough information to evaluate if those homes are sufficiently similar to the subject property to be considered comparable.

As a result, if you want to obtain the greatest and most accurate comparable sales for the house you’re interested in buying or selling, you should consult with a real estate agent.

Can I Find Comps For Free Without An Agent?

Despite the fact that it is advisable to speak with a real estate agent, it is still feasible to identify comparable sales without the assistance of an agent. It is possible to find information from local multiple listing agencies on a variety of websites that aggregate the data. It is possible to look at recently sold houses in your region on these websites, which are open to the public, and gain an understanding of their monetary value. While it comes to information, however, these websites are frequently wrong or out of date, so you should exercise caution when utilizing them.

  • The use of public property records would be a more accurate source for locating comparable properties.
  • You’ll need to go to your county assessor’s office if you don’t have access to the internet.
  • The public records, on the other hand, will not reveal the homes’ initial asking price or any seller concessions that were agreed.
  • They are particularly crucial to understand when comparing comparables since they have the potential to skew the value.
  • In order to ascertain the genuine worth of the subject property, the value of any seller concessions must be removed from the sales price of the comparable property.

As a result, the comparable property would be considered to have sold for $436,500 rather than the full $450,000. This demonstrates that you cannot fully compare two properties unless you are aware of the precise circumstances of the transaction.

Is It Best To Use A Real Estate Agent When Finding House Comps?

While it is possible to uncover similar homes for free, bear in mind that looking for comparable properties is simply the first step in doing a comparative market study in order to ascertain the fair market worth of a house. Once you’ve identified comparable properties for the property in question, there are three additional procedures you must do in order to establish the worth of the property you’re considering. To begin, you must examine the comparable properties to see how they differ from the subject property and estimate the estimated expenses of those differences.

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Finally, you must examine the range of adjusted sales prices.

This is a time-consuming procedure that needs extensive study as well as a thorough grasp of how various components of properties contribute to or detract from their total worth.

That’s why it’s strongly suggested that you use real estate comps to estimate the worth of a property rather than attempting to do it on your own.

The Bottom Line: Knowing What Comps Mean In Real Estate Can Help With Determining Market Value

Comps for similar properties in the same neighborhood are essential for evaluating the market worth of a property. By researching similar houses that have previously sold in your neighborhood, you may not only figure out how much you should spend for a new home, but you can also figure out how much you should ask for when selling your existing home. You may research comparable properties on your own; however, engaging with a real estate professional can assist you in completing all of the essential calculations to arrive at a suitable price whether purchasing a property or selling your present one.

What Are Comps? Understanding a Key Real Estate Tool

In the process of purchasing or selling a property, comparing comparable properties may provide a lot of useful information to the buyer or seller. “Comps,” also known as comparable sales, is a phrase that everyone involved in a real estate transaction should be familiar with. Property that are in the same neighborhood and are extremely similar in size, condition, and characteristics to the home that you are attempting to purchase or sell are referred to as comparables. Buyers use comparable sales when considering how much to offer on a home, and sellers consult comparable sales when determining how to best price their home for the market.

Real estate agents spend their entire day looking at comparable sales in order to stay on top of their local market. If you’re a buyer or a seller, it’s beneficial to have a technique for analyzing comparable properties because not all comparable properties are made equal.

Location is the highest priority

If you are seeking to determine the value of a property or how much it is worth, you should check around the neighborhood. Given that the market is focused on location, staying as near as feasible to the subject property — that is, inside the same neighborhood — is the most successful strategy. If you are unable to obtain sufficient comparisons in your immediate vicinity, it is OK to continue expanding. However, there will always be a border, such as a school district, that you must adhere to.

Timeframe matters

Homes that are now “pending” are the most useful comparisons. Why? Because a pending house is a piece of market data that is updated in real time. A pending house is one in which a buyer and seller have reached an agreement, and the terms of that agreement will be based on the most up-to-date market statistics. A smart local real estate agent may acquire a pretty accurate estimate of what the final sale price or range will be for a pending deal by leveraging her network of other agents. Stick with sales from the previous three months and never look back more than six months because older data does not reflect the current state of the market.

Factor in home features

Following the determination of location and timeline, it is critical to search for recently sold houses that have similar qualities, rather than comparing price per square foot. While the latter is beneficial, it will not take into account variables such as vistas, a new designer kitchen, or a completed basement vs an unfinished basement. In the event that you have all three bedrooms on the top level, seek for something comparable. When it comes to characteristics such as overall size, the number of bedrooms and bathrooms, and the size of the land, make an effort to compare your subject property to similar houses.

Don’t overanalyze the comps

A qualified local realtor will relieve you of the stress of obsessing over the tiny details of each similar property. In most cases, your agent is aware with some of the previous sales and may provide insight into why one comparable sale performs better than another. You may not be aware that one property is located next to a fire station or across the street from a parking lot, or that another does not have a true backyard, but your realtor will be aware of these details. These little details will have an impact on the home’s worth.


  • In a Sellers’ Market, winning tips for buyers and sellers are essential
  • In a Buyers’ Market, advice for buyers and sellers is essential
  • And the best markets for buyers and sellers are essential.

The ideas and viewpoints stated in this article are those of the author and do not necessarily represent those of Zillow or its subsidiaries.


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.

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 a better understanding of the value of his property. He enlists the assistance of Steve, who works as a realtor. 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.

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.

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.

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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.

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 term “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 process of comparing the prices of homes within a short 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 buyers in determining the selling price of comparable properties in the area.

How to Find Real Estate Comps

You must understand how and where to locate comparables that will help your client. You will be able to deliver the greatest service while also establishing trust. It is essential to do so in order to develop a network of past, satisfied customers. So, let’s speak about two strategies you may use to identify comparable properties for your client’s property. Begin with the one that is the most widely and often 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. It allows users to search for houses based on their location and price, and it also provides detailed information about each property.

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.
  • 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.

This is beneficial when pricing a property in a location where there haven’t been many sales in the past. 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 Does Real Estate Comps Mean?: Real Estate 101

I devote a significant amount of time to discussing and investigating them. It’s possible that you’ve heard the term while watching HGTV a time or two. Comparable sales, often known as ‘Real Estate Comps,’ is a concept that both house buyers and sellers should be familiar with. Home comparisons (comps) are properties that are in the same neighborhood and are extremely similar in size, condition, and characteristics to the home you are attempting to purchase or sell. When determining what price to offer on a house, we look at comparable sales to help us make our decision.

High-quality real estate agents study comparable sales on a regular basis to keep on top of their local market.

When contemplating alternatives, keep the following suggestions in mind.

How Important Is Location When Looking at Comps?

If you are attempting to price a property for sale or determine the worth of your home, looking in your nearby vicinity is essential. The real estate market is depending on the location of the property. As a result, searching in and around the same neighborhood as your house is the most effective strategy. If the nearby area does not provide enough comparables, it may be necessary to broaden your search. It’s important to remember that you’ll need to establish a line of demarcation. Consider the example of a local school district as a border that you would need to keep inside while looking at potential properties for sale.

How Does Timing Affect Real Estate Comps?

Homes that are currently on the market for sale or that have a “active contract” are the greatest comps to evaluate while looking for comparable properties. These residences are recent additions to the data set, and they will provide you with an indication of the current market circumstances. Good local real estate agents keep their ears to the ground and can usually predict the ultimate sale price or range for a pending transaction with reasonable accuracy.

It is preferable to look at sales that have occurred within the last 90 days. Keep in mind that going too far back in time may result in information that may not accurately reflect your current market situation.

How Does Home Features Affect Real Estate Comps?

When looking at comparables, you should also consider recently sold homes that have similar attributes. Some real estate brokers may base their decisions on the price per square foot. Although this is beneficial to a certain extent, it does not take into consideration luxuries such as spectacular vistas, a newly refurbished kitchen, and newly renovated bathrooms. When it comes to things like square footage, compare your property to similar ones.

  • The amount of space
  • The number of bedrooms and baths
  • The size of the land

If you have a comparable floor plan, you can also learn to look at homes that have all of the bedrooms on the second story. All of these information will provide you with a more accurate image of the worth of your house.

Should I Obsess Over Real Estate Comps When Buying or Selling a Home?

When you’re going over every single aspect of each competition, it’s easy to become obsessed and drive yourself insane. You are under no obligation to do so. This is where a knowledgeable real estate agent can assist you in making sense of it all. Those that work in the local real estate market will be familiar with recent sales and can assist you in determining which comparisons are superior and why. Do you have any further questions concerning comparable sales in real estate? Please share your thoughts in the comment area below.

Do Your Own ‘Comps’ to Gauge Home Value

When purchasing or selling real estate, you’ll want to have a thorough understanding of the property’s market worth. When it comes to selling, knowing what something is worth might help you determine a price. After all, you don’t want to ask for too little and end up leaving money on the table, nor do you want to ask for too much and cause a snag in your transaction. If you’re a buyer, learning how to effectively estimate a home’s worth will help you recognize a good deal and avoid overpaying for a property.

Do you want to know how much your house is worth?

What are comps?

In order to determine the worth of a piece of real estate, whether you’re buying or selling, you’ll want to consult an expert. You may establish a price for your property if you understand its worth. Because you don’t want to ask for too little and lose money, or ask for too much and cause your transaction to be delayed. As a buyer, knowing how to accurately estimate a home’s value allows you to identify a good deal while avoiding overpaying for a property. Additionally, it assists you in determining the value of your property if you decide to borrow against it later on down the road.

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How to assemble the best comps

Follow these four steps to locate and analyze comparable properties in order to determine the worth of your home:

Step 1. Search recently sold listings

In order to begin, check real-estate listing websites, such as Zillow and Redfin, for the handful of recently sold property that are the most similar to your current residence.

Make use of listing sites that allow you to search for “just sold” or “recent sales” and display the results of your search on a map. Here’s how it’s done:

  • Enter the name of your city and click on the map to see sold homes organized by neighborhood
  • Filter your search results by criteria such as the date the property was sold, the price, and the number of bedrooms. If the site permits it, utilize other filters to obtain additional information for comparative purposes, such as crime data, school scores, and local amenities. Reduce the amount of items in your collection to a reasonable level
  • A half-dozen is a good starting point.

Keep the following in mind:

  • Because the ultimate price of a property might fluctuate, for-sale listings are not good comparables. Sellers’ concessions are not reflected in sold pricing. You may be unaware that the genuine price of a property is actually $217,000 because the buyer convinced the seller to spend $3,000 on furnace repairs or to assist with the buyer’s closing fees while the home was being sold at the recorded price of $220,000, for example. Attempt to contact a few real estate agents and ask them if they would check their listing service for seller concessions on your comps
  • Most will do so or provide you their own set of comps as a means to connect with a possible client. Construction quality, landscape, home features, and care are all revealed in comps that have a large number of images
  • Copy or download pertinent sold listings from the site before they are removed from the database
  • Making a note of a listing’s price per square foot provides you with a helpful data point when comparing other listings. If it is not displayed on a listing, you can compute it as follows: Subtract the selling price from the square footage (both numbers commonly included in listings). As an illustration: In the case of a 1,200-square-foot property that sold for $300,000, the square-foot price is $250 (300,000 divided by 1,200 = 250)
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Step 2. Apply these standards

The following are the sold listings that are the most useful as comparisons: Recent: Make use of listings that have recently sold. The length of time depends on your market. If the properties in the area are selling rapidly, Dewling recommends purchasing a home that is no more than 45 days old. Similar: In a subdivision, you may discover sold listings with identical floor plans to those that are currently on the market. That’s a fantastic concept. Otherwise, Dewling recommends looking for homes that are around the same size as yours and with floor plans that are comparable to yours — for example, a ranch home if yours is also a ranch.

In the words of Krings, “the market is paying for space.” “There’s always the option of going into a property that’s 2,000 square feet and moving a wall around or tearing down a wall.” A comp should be in the same school district, area, and, in certain cases, even on the same side of the street as the candidate.

Step 3. Visit your comps

Comps should be drawn from the following sold listings: Recently Sold: Make use of listings that have recently sold on your website. Depending on your market, the most recent is the best. Depending on how rapidly properties in the area are selling, Dewling recommends going no more than 45 days old. A subdivision may have sold listings with similar floor plans, and you may be able to discover them in another development. Perfect, thank you very much! At the rest of the time, Dewling suggests looking for homes that are around the same size as yours and have floor plans that are comparable to yours—for example, ranch homes if yours is also in the ranch style.

In the words of Krings, “the market is paying for space.

A nearby competitor should be in the same school district, area, and, in some cases, even on the same side of the street as the competitor being considered.

  • It is preferable to be in a quiet cul-de-sac rather than on a busy road. The curb appeal of surrounding homes has an impact on the value of a home. Unless the home is located on a busy road, adjacent shops, restaurants, and entertainment increase the value of the property
  • A landfill, hazardous site, or neighboring eyesore or noise source decreases the value of the property. A desirable characteristic is “walkability,” which includes access to hiking trails and walkways, as well as accessibility to businesses and entertainment.

Step 4. Calculate your home’s value

Select the three comparable properties that are the most similar to your property based on the information you’ve obtained online and during your site visits. Use the middle price, modifying it upwards or downwards to account for variances in size, quality, location, features, and upkeep, among other factors. Dewling bases the price of a home on the price per square foot as a starting point for determining its value. If a property that sold for $280 per square foot is identical to yours, but yours has an upgraded kitchen, you should increase your asking price by a little amount of money to compensate.

According to Kring, the most valuable improvements are those made to kitchens, bathrooms, and flooring. According to him, an improved exterior or landscaping will only add roughly 25 percent to the value of a home.

How to gauge the accuracy of your comps

What level of precision can you expect from your results? That is contingent on selecting the appropriate listings and accurately assessing the differences. It is possible to determine the worth of your house in numerous ways, and you might use one of the following methods to evaluate your results:

  • Comparing your projected price to the estimated price of your house using an online home value calculator such as Zillow or Redfin is a good idea. Take these projections with a grain of salt, though, because they are not yet a reliable measure of the future. Inquire with a real estate agent about obtaining a free pricing estimate
  • An appraiser’s judgment is the most accurate technique of determining value. If you want to sell your home through a for-sale-by-owner method, this may be useful, despite the fact that it costs around $400 to $500.

Carrying out your own comps will provide you with a reasonable estimate of worth – at no expense or commitment. Furthermore, it may be entertaining and educational to have a better grasp of your neighbors’ and your own house values by doing so.

How to Run Home Comps and Why They Matter

The integrity of our balanced, independent financial advice may be relied upon, as noted in the editorial remark below. We may, however, earn remuneration from the manufacturers of some of the items featured in this post if we publish this article. The author’s opinions are his or her own. Unless otherwise stated, this content has not been produced by, vetted, authorized, or supported by any advertiser, with the exception of those specifically listed below.

How Much is a Home Really Worth?

If you are a first-time homebuyer, like myself, you may find it difficult to provide a response to that question. You must understand that the term “home” can signify different things to different individuals in different situations. Real estate may be classified as either an asset or a liability, with valuations fluctuating in the same way that any other investment does. When you make an investment in the stock market, the price of a share is set every second the market is open to the public.

The difference between real estate investments and your stock market investments is that there is no such thing as a market value in the case of real estate investments.

What are Comps?

In the real estate industry, the phrase “comps” is an abbreviation for comparable sales. Similar properties within a 1-mile radius that have sold within the previous year and have similar qualities are often used to calculate comps for the property in question (such as the same number of bedrooms, age, subdivision, square footage, etc). Running comparable sales is one of the most effective strategies for determining the value of a property. In contrast, the most accurate comps can only be produced by professional realtors and appraisers who have access to the whole MLS (Multiple Listing Service) listings and who take the buyer’s preferences into consideration.

Where Do I Find Comps?

In 2007, there were hundreds of techniques available to appraise a property, which DoughRoller creator, Rob Berger, detailed in detail in this article.

The following websites have dominated the web traffic for real estate queries since that time:

Run Your Comps

To make the competitions feature available on each of the websites listed above, you will first need to accomplish two things:

  1. Sign up for a user account on each of the websites listed above, and then sign into each account. Unless you have an account, you will see error messages such as these: Recognize the address of the property on which you wish to conduct comparisons


In order to filter out properties and provide a more tailored comps report, Zillow has developed an easy-to-use, interactive tool. Here’s how you go about it:

  1. Navigate to www.zillow.com, sign in using your account information, then search for a home under the “Buy” category. In the top right-hand corner, click on the word “Expand.” To choose your comps, scroll down until you reach thePrice This Homebutton (which is right below the Zestimate ®price) and click it

4. Follow the on-screen directions. Remove up to three properties based on their locationsa. Remove up to three properties depending on their conditionc. After that, you will receive a summary that will provide you with an estimate based on your options above:


Despite the fact that Trulia provides a list of comparable homes, the website does not provide an estimate based on those areas. Here’s where to look for it: 1. Go to www.trulia.com, log in using your account information, and search for a property under the “Buy” category. 2. Scroll down toComparables and Estimates to locate your comparables and estimates.


Redfin is as straightforward as Trulia, but it will also provide you with an automatically created estimate that is comparable to Zillow’s summary, as well as a list of the properties that were utilized to make that estimate. Visit www.redfin.com, log in with your account information, then search for a property under the Find A Home2 section. Redfin Estimate may be found by clicking on it or by scrolling down to the Redfin Estimate section3. You will be able to see the specific attributes that were utilized to compute the comps in the Redfin Estimate.


Realtor.com also provides a list of comparable homes, but it is arranged in a slightly different way than the other three websites mentioned previously. In order to obtain your comps, you will need to filter out your findings. Here’s how you go about it: Visit www.realtor.com, click onJUST SOLD, and search for the property using its Zip Code2. Either using your mouse scroll wheel or the (+ / –) buttons on the map, you may zoom in on the address that you’re looking for. 3. To acquire your comps, click on theSearch while moving map button.

More to Comps than Price

It makes no difference how much money a house is worth if you don’t know what you want from it. As previously said, the most accurate comparables will be provided by an experienced real estate specialist who will take your preferences into consideration. If you aren’t sure where to begin, our very own DoughRoller Editor, Abby Hayes, has written an outstanding piece on the 7 Steps to Take Before Buying Your First Home that you should read. When you know what you want, you can work backwards from that point of view to get it.

If you’re single, do you prefer to live in an urban region with a thriving nightlife?

The fact that you’ve found a home in a great neighborhood that you can afford doesn’t mean anything if your children are failing in school, the nearest bar is a 30-minute walk away, or you’re unable to cultivate your favorite crop on your property.

Find out what you want in a home, look for a community that suits your needs, and figure out how much you can afford to spend on a house. Once you’ve established your objectives and requirements, you’ll be well on your way to conducting your own competitions.

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 phrase implies, this is simply an offer to buy rather than a firm, unchangeable 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 may assist you in determining the value of a property based on the recent sales prices of similar homes in the region.

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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