What makes a comp legit?

• Proximity.
  • Urban: stay within ½ mile.
  • Suburban/rural: up to 1 mile, but the closer the better.
• Recency.
  • Use sales closed in the last 6 months—prices rose ≈ 3.8 % year-over-year, so stale data will short-change value.
• Parable features.
  • Match finished square footage, bed-bath count, and lot size.
  • Adjust for upgrades (e.g., your subject’s 200 sf original kitchen ≠ a comp’s brand-new chef’s layout).

Big-picture takeaways

• Buyers / agents – Tight comps help you avoid overpaying in fast-moving markets.
• Mortgage pros – Lenders will scrutinize every sale; cross-check with MLS, Redfin, Zillow before the report goes out.
• Everyone – Six-month filter + same specs = a valuation that stands up to underwriters (and sellers).

Quick script for your next deal

• “Are all three comps within a half-mile and < 6 months old?”
• “What were the key adjustments for kitchen, bath, or lot size?”
• “Let’s pull an MLS sheet to confirm closing dates and concessions.”

🔗 Episode audio: ValuVault – How to Spot Accurate Comps

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