How to Find Real Estate Comps Like a Pro in 2026

What Are Real Estate Comps?

Comparable properties (comps) are recently sold homes similar to your subject property. They're the foundation of every property valuation — whether you're buying, selling, or investing.

The 6 Filters That Matter Most

1. Location (Most Important)

Urban: Within 0.5 miles

Suburban: Within 1 mile

Rural: Within 3-5 miles

Same neighborhood or subdivision is ideal

2. Recency of Sale

Ideal: Sold within 3 months

Acceptable: Sold within 6 months

Maximum: 12 months (only in slow markets)

3. Property Type

Match exactly: single family to single family, condo to condo, duplex to duplex.

4. Size (Square Footage)

Stay within 10-20% of your subject property's square footage. A 2,000 sq ft home should use comps between 1,600-2,400 sq ft.

5. Bed/Bath Count

Match within 1 bedroom and 1 bathroom. A 3/2 property should use 2-4 bed / 1-3 bath comps.

6. Condition

This is where most investors make mistakes. Use comps that match the post-renovation condition of your subject property.

Where to Find Comps

MLS (Multiple Listing Service) — The gold standard. Access through a realtor or investor-friendly MLS service.

PropertyARV Comp Finder — Searches multiple data sources and applies intelligent filters automatically.

County Tax Records — Free but requires manual work.

Zillow/Redfin — Good for quick checks but not always accurate.

How to Adjust Comps

No two properties are identical. Here's a quick adjustment guide:

Red Flags in Comps

Watch out for:

Distressed sales (foreclosures, short sales) — These sell below market value

Flipped properties — May be inflated

Family sales — Often below market

New construction — Different buyer pool

PropertyARV: Comps in Seconds

Stop spending hours searching for comps manually. PropertyARV's Comp Finder pulls comparable properties instantly, lets you apply custom filters, and calculates your ARV automatically.

Find Comps Now →