Whether you’re a homeowner curious about the value of your house, a buyer trying to gauge the fair market price, or a seller deciding on a listing price, understanding how to find comps –or comparables in your area is essential. This article will guide you through finding and analyzing real estate comps in your local market.
What are Real Estate Comps?
Real estate comps, short for comparable sales, refer to recently sold properties similar to the subject property in size, location, and key features. By comparing similar properties, or “comps,” individuals can determine the current market value of a property. This process is vital for making informed decisions about buying, selling, or refinancing real estate.
Real estate comps are an essential tool real estate professionals, including agents, professional appraisers, and investors, use in their everyday operations. By analyzing the sales price, square footage, and other attributes of comparable properties, these experts estimate a property’s worth.
Understanding real estate comps and their significance can provide a realistic idea of a property’s market value. The comps analysis, or comparative market analysis, becomes particularly important when you’re about to make significant financial decisions, such as buying a house or putting yours up for sale. The correct price – the purchase, selling, or original asking price – depends heavily on how accurately comps have been analyzed.
Why ‘Comps’ Matter
Comps help establish a price range that aligns with the current market conditions. With them, you could value your property, lose hundreds of thousands or overpriced it, and risk having your house linger on the market. Conversely, as a buyer, comps can prevent you from overpaying for a property. Thus, real estate comps are invaluable for buyers and sellers in any real estate transaction.
Remember, each real estate market is unique. What applies to one zip code may not necessarily apply to another. Therefore, understanding your local market conditions is crucial. To do so, consider working with a local real estate broker or agent who has expert insight into the area’s current market trends and can guide you to find accurate comps.
Comps aren’t just about the selling price. They also consider the type of property, square footage, number of bedrooms and bathrooms, lot size, neighborhood features, the condition of the property, and any special features or upgrades. For example, a two-bedroom, one-bathroom house in your neighborhood that recently sold can serve as a comp for your two-bedroom, one-bathroom house. However, if your home has a renovated kitchen or is in a better school district, these factors could make your house more valuable.
Finding Comps
When it comes to finding real estate comps, there are several avenues you can explore. These include online real estate websites, county records, the Multiple Listing Service (MLS), and real estate agents.
However, it’s important to note that some of these resources may be more accessible to real estate professionals than the general public. Nonetheless, understanding how these comps are selected and used can give you a leg up in your real estate journey as a homeowner, buyer, or seller.
Comps are typically pulled from the past three to six months and within a one-mile radius of the subject property, depending on the density of the area and the activity of the local housing market. The properties selected should also be similar in size and condition to the subject property.
Key Factors that Help Identify Real Estate Comps
Understanding the key factors that help identify real estate comps can give you a rough idea of your property’s value even before reaching out to professionals. This knowledge can also come in handy during house hunting or negotiations.
Location
One of the most important factors when identifying real estate comps is location. Properties chosen as comps should ideally be within the same neighborhood, or a similar one to the subject property. This is because location can greatly affect a property’s value.
Homes in the same zip code or on the same street can have different values due to their proximity to amenities, busy roads, or public transportation. Likewise, neighborhood features such as parks, shopping centers, and schools can impact property values. Therefore, when considering real estate comps, it’s crucial to consider the surrounding area and neighborhood features.
Property Type
Property type is another essential factor to consider when determining real estate comps. You should compare similar properties – for example, single-family homes to other single-family homes, condos to condos, etc. Comparing a condo to a single-family home wouldn’t provide an accurate estimate as maintenance costs, homeowner association fees, and amenities often vary.
The number of bedrooms and bathrooms, the size of the lot, and the property’s square footage also play a crucial role in determining comps. If you’re trying to find comps for a two-bedroom, one-bathroom house, look for other two-bedroom houses that have sold recently in your area. Remember that the property’s square feet also need to be roughly similar to ensure accurate comparisons.
Age of the Property
The age of a property can significantly impact its value, making it another critical factor when finding real estate comps. Older homes may have more character but need more repairs and updates. In contrast, newer homes might have modern features and be more energy-efficient but could lack the charm of older houses.
When selecting comps, try to use properties of a similar age to the house in question. If the properties are not of similar age, adjustments should be made to account for this when determining the value. Real estate professionals often make these adjustments, highlighting the value of working with an expert who understands how these factors affect a property’s market value.
Size
Size is another pivotal factor in selecting the right comps. You should focus on similar properties in terms of square footage, the number of bedrooms and bathrooms, and lot size. For instance, when assessing the value of a three-bedroom, two-bathroom house, comparing it to a four-bedroom, three-bathroom house might not provide the most accurate comps.
Property size extends beyond just the square feet of the house. The size of the lot the house is on can also greatly influence its value. Bigger lots generally command higher prices. Therefore, look at houses with similar-sized lots to get a more accurate comparison.
Condition of the Property
The condition of a property is another crucial element to consider when seeking out comps. Properties selected should be in a similar state regarding the need for repairs or updates. A home in excellent condition will likely sell for a higher price than a home of the same size and type but in poor condition.
Renovations, upgrades, and updates can add value to a property. A house with a newly renovated kitchen or a recently installed HVAC system might command a higher price than a house with outdated features or systems needing repair.
Remember, while some updates add value, others may not. It’s important to understand which home improvements add value in your specific market and which ones may not be worth the investment.
Amenities
Amenities and special features of a property can also significantly influence its value and, thus, should be considered when selecting comps. Amenities include a garage, a pool, a view, or any other desirable feature a property has.
Some amenities can add significant value to a property. For instance, a house with a pool or a beautiful view might sell for more than a similar house without these features. Also, homes near key amenities such as parks, shops, schools, and public transportation often have a higher market value.
Why are Real Estate Comps Important?
Understanding real estate comps in your area is crucial for various reasons. They provide valuable insight into the current market conditions, enabling homebuyers, sellers, and real estate investors to make data-driven decisions. Here are some reasons why real estate comps are an essential tool in the real estate market:
Assist with Pricing
Real estate comps serve as a benchmark in pricing properties. They assist buyers, sellers, and real estate professionals in determining a fair price for a property based on recent sales of comparable properties in the area. Setting the correct price from the start is vital in the selling process. Overpricing might lead to an inactive property listing while underpricing could leave money on the table.
Determine Market Trends
Real estate comps can provide valuable insights into market trends. You can determine if the market is rising or in a slump by analyzing comps. You can spot trends such as increasing or decreasing sale prices, the time properties stay on the market, and how the final selling price compares to the original asking price. These trends can help predict the market’s future direction, enabling you to make informed decisions.
Guide Negotiation Strategies
Knowledge of real estate comps empowers buyers and sellers during price negotiations. If you’re a buyer, you can use comps to justify your offer price, especially if it’s lower than the asking price. For sellers, comps can be used to explain your listing price and to hold firm during negotiations.
Facilitate Informed Decisions
Real estate comps provide vital information that can influence buyers’ and sellers’ decisions. Comps can help buyers decide if a property is priced fairly and if it’s a good time to buy. They can help sellers decide when to list their property and at what price. For investors, comps can help determine if a property is a good investment opportunity.
Provide Insight into the Competition
Understanding the real estate comps in your area can give you a competitive edge. For sellers, comps help to understand how your property stacks up against others on the market. If comparable homes for sale have additional features, you might need to adjust your price or highlight your home’s unique features.
Assist with Refinancing
Homeowners considering refinancing their mortgage can use comps to get an accurate appraisal value. Lenders often use comps when determining a home’s value during refinancing. If the comps indicate that your home’s value has increased, you can secure a better rate, which could lower your monthly mortgage payments.
How to Find Real Estate Comps
Finding the right comps involves utilizing various resources and platforms. Here are some ways to find accurate real estate comps:
Online Resources
The internet is a treasure trove of real estate information, including real estate comps. Real estate websites list recently sold properties in your area. These active listings typically include details such as square footage, type of property, number of bedrooms and bathrooms, special features, and the sale price, which can help you in your search for accurate comps.
Real Estate Agents
Real estate agents have access to the Multiple Listing Service (MLS), a comprehensive database of properties for sale and those recently sold in your area. This database can offer more detailed information than most online sites. They can provide accurate comps based on these listings and provide expert insight into the current housing market conditions.
County Assessor’s Office
The county assessor’s office maintains public records of all properties sold in your area, including their sale prices, square feet, type of property, and more. These public property records can be an excellent source of information for finding real estate comps. However, keep in mind that the county assessor’s office data may need to be updated more.
Real Estate Appraisers
Real estate appraisers are professionals skilled in determining the value of a property. They have extensive knowledge and access to resources that can provide information about comparable sales in your area. While hiring an appraiser may involve some cost, their expertise can be valuable, especially for complex properties or in an active housing market where prices may fluctuate rapidly.
Local Real Estate Market Reports
Some real estate brokerage firms and local real estate associations publish regular reports on the local real estate market trends. These reports often include average prices, the number of homes sold, and other key data points for various neighborhoods or property types.
Key Takeaways
Real estate comps are a fundamental part of the real estate industry, playing a critical role in determining the market value of properties, aiding in negotiations, and helping buyers and sellers make informed financial decisions.
Remember, when finding and analyzing comps, pay attention to the properties’ location, size, condition, and amenities. Always compare apples to apples. Use multiple sources of information, from online real estate search engines to professional real estate agents and appraisers.
In addition, it’s crucial to monitor the market continuously. Real estate market trends can change quickly; staying up-to-date will provide you with the most accurate information.
Lastly, remember that while you can gather a lot of information independently, real estate professionals have the experience and expertise to interpret the data accurately.
Ready to find real estate comps in your area? Start your search on eXp Realty. Want to connect with a professional who can help? Our local real estate agents are ready to guide you. Remember, real estate doesn’t have to be a confusing, paperwork-heavy process – with the right resources and people, you can navigate it smoothly and confidently.
FAQs: How to Find Comps in My Area
Navigating through real estate comps may lead to a few questions. Here are some common queries answered succinctly to provide you with an understanding of the process.
How do you pull MLS comps?
To pull MLS comps, you typically need access to the Multiple Listing Service (MLS), which is often restricted to licensed real estate agents. An agent can pull the comps for you, based on criteria such as location, square footage, property type, and recent sales.
How do you run comps in an area?
To run comps in an area, identify properties that have recently sold, are of similar size, and in the same location. Use online resources, a real estate agent, or county property records to gather this data, then compare prices to estimate a fair market value for your property.
How do I access my local MLS?
Generally, only licensed real estate professionals can directly access the local MLS. If you are a homebuyer or seller, you can ask your real estate agent to share the relevant data with you. Alternatively, many real estate websites offer the public a version of MLS data.
How far do appraisers look for comps?
Appraisers usually look for comps within a one-mile radius of the subject property in urban and suburban areas. In rural areas, they may go further. Time-wise, they usually consider properties sold within the last 3-6 months.
What is the best way to run comps on a property?
The best way to run comps on a property is to use a combination of online resources, real estate professionals, and county records. The process involves identifying similar properties in your area that have recently sold and comparing them to your property.
How many comps should you use?
The typical standard is to use at least three comps. However, it may be beneficial to use more if available, as this can give you a more accurate estimate of your property’s market value.
How are property comps calculated?
Property comps are calculated by comparing the sale prices of similar properties recently sold in the same area. The comparison considers factors like property size, location, condition, and amenities to estimate a property’s market value.
