How To Do Real Estate Comparables

  • copyandpost
    Published by copyandpost
    on 19 September 2023

In the ever-evolving realm of real estate, knowledge is power. Whether you’re a seasoned real estate professional or a prospective homebuyer or seller, understanding the concept of real estate comparables is essential. 

Comparable properties, often referred to as “comps,” play a pivotal role in determining the fair market value of a property, making them a fundamental tool for anyone involved in real estate transactions.

In this comprehensive guide, we will delve into the intricacies of real estate comparables, demystifying the process and equipping you with the knowledge and skills to navigate the world of real estate with confidence. 

Whether you’re seeking to set a competitive listing price, negotiate a fair deal, or simply gain a deeper understanding of property valuation, join us as we explore the art and science of real estate comparables, helping you make informed decisions in this dynamic and often complex industry.

What are Real Estate Comparables?

Real Estate Comparables, commonly referred to as “comps,” are a crucial component of the real estate industry, used to determine the fair market value of a property. These are properties that are similar to the one being appraised or evaluated in terms of various factors, including location, size, condition, and features. Real estate professionals, such as appraisers, real estate agents, and property investors, use comparables to assess the current market value of a property they are interested in buying, selling, or appraising.

Key characteristics of real estate comparables include:

  • Similarity: Comparables should closely resemble the subject property in terms of location, size, layout, age, and other relevant features. The more similar the properties, the more accurate the comparison.
  • Proximity: Ideally, comparables should be located in the same neighbourhood or a nearby area. Proximity is crucial because real estate values can vary significantly from one location to another.
  • Recent Transactions: To reflect current market conditions accurately, comparables should be recently sold or listed properties. Generally, comps from the past three to six months are considered most relevant.
  • Physical Condition: The physical condition of the comparables should be comparable to the subject property. Properties with similar maintenance and repair levels provide a more accurate basis for comparison.
  • Features and Amenities: Any unique features, amenities, or upgrades should be taken into account when selecting comparables. For instance, if the subject property has a swimming pool, it’s important to find comparables with similar features.

Real estate professionals typically use comparables to perform a Comparative Market Analysis (CMA) or an appraisal. A CMA is a common tool used by real estate agents to help sellers determine an appropriate listing price for their property. 

Appraisers, on the other hand, use comparables to assess the value of a property for lending purposes, such as during a mortgage application or refinancing.

Ultimately, real estate comparables serve as a foundation for making informed decisions in the real estate market, helping buyers, sellers, and investors gauge the fair market value of a property and negotiate prices with confidence.

Why Should I Do Real Estate Comparables?

Whether you’re a prospective homebuyer, a seller looking to list your property, or an investor aiming to make sound financial decisions, conducting real estate comparables (comps) is a critical step in the process. 

But why should you bother with comparables, and what benefits do they offer? 

In this article, we’ll explore the compelling reasons why you should do real estate comparables and how this practice can empower you in the dynamic world of real estate.

1. Accurate Property Valuation.

One of the primary reasons to engage in real estate comparables is to determine the accurate market value of a property. 

By comparing the subject property to similar recently sold properties in the same area, you gain insights into its fair market value. 

This information is invaluable for setting a competitive listing price if you’re a seller or for assessing whether a property is priced fairly if you’re a buyer.

2. Informed Decision-Making.

Knowledge is power in real estate. When you have a comprehensive understanding of the local market and property values, you can make informed decisions. 

For buyers, this means negotiating confidently and avoiding overpaying for a property. Sellers can use comps to set a price that attracts potential buyers while ensuring a fair return on their investment.

3. Competitive Advantage.

Real estate comparables can give you a competitive advantage in a competitive market. 

If you’re a buyer, you can identify undervalued properties and negotiate better deals. As a seller, you can strategically price your property to attract serious buyers and potentially receive multiple offers.

4. Avoiding Pitfalls.

Without a thorough understanding of property values, you risk making costly mistakes. 

Buyers may overpay for a property, while sellers might set an unrealistic listing price that deters potential buyers. Real estate comparables serve as a safeguard against these pitfalls.

5. Investment Decisions.

For real estate investors, conducting comps is essential for assessing potential investment properties. 

By analyzing the sales prices of comparable properties, investors can determine whether a property offers a favourable return on investment and fits their financial goals.

6. Negotiation Leverage.

Real estate negotiations often hinge on accurate property valuations. Armed with comps, you can negotiate from a position of strength. 

If you’re a buyer, you can justify a lower offer based on comparable sales, while sellers can demonstrate the fairness of their asking price.

7. Transparency.

Using real estate comparables adds transparency to the buying and selling process. 

Both parties can have confidence that the transaction is based on a fair assessment of the property’s value, reducing the likelihood of disputes or misunderstandings.

8. Confidence and Peace of Mind.

Finally, conducting real estate comparables provides peace of mind. It ensures that you’re making sound financial decisions, whether you’re buying, selling, or investing in real estate. 

Knowing that your decisions are backed by data can alleviate stress and uncertainty.

How Can I Do Real Estate Comparables?

Real estate transactions involve substantial financial investments, making it crucial for buyers, sellers, and investors to have an accurate understanding of a property’s market value. 

This is where the concept of real estate comparables, often referred to as “comps,” becomes invaluable. Comps help determine the fair market value of a property by comparing it to similar properties that have recently sold in the same area. 

In this comprehensive guide, we will walk you through the essential steps of performing real estate comparables, equipping you with the knowledge to make informed decisions in the dynamic world of real estate.

Step 1: Define Your Subject Property.

The first step in conducting real estate comparables is to clearly define your subject property. This is the property you’re interested in evaluating or appraising. Note its location, size, layout, age, condition, and any unique features it possesses.

Step 2: Identify Comparable Properties.

Next, identify comparable properties that closely resemble the subject property in terms of the factors mentioned above. Ideally, comparables should be in the same neighbourhood or nearby, have a similar number of bedrooms and bathrooms, and be of comparable size and condition.

Step 3: Collect Data on Comps.

Gather comprehensive data on the selected comparables. This includes information on their recent sale prices, listing prices (if available), square footage, number of bedrooms and bathrooms, lot size, and any notable features or upgrades.

Step 4: Adjust for Differences.

Properties are rarely identical, so adjustments may be necessary to account for differences between the subject property and the comparables. 

For instance, if a comparable property has an extra bedroom, you may need to adjust its sale price downward to account for the difference.

Step 5: Calculate the Price per Square Foot.

One common method for comparing properties is to calculate the price per square foot. To do this, divide the sale price of each comparable by its square footage. This gives you a standardized metric for comparing properties based on their size.

Step 6: Analyze Market Trends.

Consider current market conditions when assessing comparables. Are property values in the area rising or falling? Analyzing market trends helps you adjust your evaluation accordingly.

Step 7: Create a Comparative Market Analysis (CMA).

Compile your findings into a Comparative Market Analysis (CMA). A CMA is a comprehensive report that includes information on the subject property, the selected comparables, and your adjusted valuations. Real estate agents often use CMAs to help sellers determine an appropriate listing price.

Step 8: Seek Professional Appraisal.

For formal lending purposes, such as obtaining a mortgage or refinancing, it’s advisable to seek a professional appraisal. Appraisers are trained to conduct thorough assessments and provide accurate property valuations.

Step 9: Stay Informed.

Real estate markets can change rapidly, so it’s essential to stay informed about current trends and property values in your area. Regularly updating your knowledge of local real estate can help you make informed decisions.

Step 10: Consult a Real Estate Professional.

If you’re unsure about conducting real estate comparables on your own, it’s wise to consult a real estate professional, such as a real estate agent or appraiser. They have the expertise and experience to navigate the complexities of property valuation.


Mastering real estate comparables is a valuable skill that empowers buyers, sellers, and investors in making sound real estate decisions. 

By following these steps and staying informed about local market dynamics, you can confidently assess property values and negotiate transactions with confidence in the ever-evolving real estate landscape.


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