Comparable sales method

The comparable sales method values your home by what nearby, similar homes actually sold for in the last 12 months. You pick three to five arms-length sales within 0.5 miles, compute the median price per square foot, and multiply by your living area. That number becomes the value you request on the appeal.

The selection rules

Closed sale within the last 12 months (18 months only if necessary).
Within 0.5 miles, same school zone, same neighborhood character.
Living area within ±20% of your square footage.
Same property type (single-family to single-family, condo to condo).
Arms-length only — no foreclosures, no family transfers, no flips.

The math, in one line

requested value = median($/sqft of comps) × your living area

Round down to the nearest $1,000. A round number reads as professional; $387,432 looks like a number generated to win, not a defensible value.

Adjustments worth making

Lot size difference: ±2-5% per 0.1 acre.
Garage or pool the comp has and you don't (or vice versa): ±3-7%.
Major condition gap (kitchen/bath remodel): ±5-10%.
Documented defect (foundation, roof, drainage): cite the bid.

Common questions

How many comps do I need?

Three to five. Fewer than three reads as cherry-picking; more than five dilutes the strongest examples. Boards want the tightest set that supports your number.

Can I use Zillow estimates?

No. Boards reject automated valuation models. Use closed sales from MLS, county recorder data, or the appraisal district's own sales file — the same source they used.

What if there are no recent sales nearby?

Widen the radius to one mile or extend the window to 18 months, then explicitly disclose both adjustments. Boards prefer one honest weaker comp over a hidden adjustment.

Skip the spreadsheet. Get the comp set.

We pull and rank comps for your parcel automatically — free.

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