What Are Comparable Sales — And How to Find Them for Your Appeal
If you're appealing your property tax assessment, comparable sales — or "comps" — are your most powerful evidence. They show what similar homes actually sold for, which is the most direct measure of market value. Here's how to find and use them effectively.
What Makes a Good Comparable Sale
Not all sales are created equal. A strong comp meets these criteria:
Location: Within your neighborhood or immediate area. Same school district, same general character. The closer the better — same street is ideal, same subdivision is good, same zip code is acceptable.
Recency: Sold within the last 6-12 months. Older sales lose relevance, especially in volatile markets. Most appeal boards want sales from the 12 months before the assessment date.
Similarity: Similar square footage (within 10-20%), same number of bedrooms and bathrooms, similar lot size, same general style (ranch vs. two-story), and comparable condition. The more alike, the stronger the comp.
Arm's-length: The sale must be between unrelated parties at fair market conditions. Foreclosures, estate sales, and family transfers are often excluded — though some boards accept foreclosures if they represent a significant portion of neighborhood activity.
Where to Find Comps
Start with free public sources. Zillow and Redfin show recent sales with prices and property details. Your county assessor's website often has a sales search tool with more granular data. Realtor.com and the MLS (through a friendly agent) are also valuable.
For the most authoritative data, check your county's deed records or recorder of deeds website. These show actual recorded sale prices, not estimates.
How Many Comps Do You Need
Three to five strong comps is the standard. Quality matters more than quantity — three excellent comps that closely match your home will beat ten mediocre ones. If all three sold for less than your assessed value, that's a compelling case.
How to Present Them
Organize your comps in a simple table or spreadsheet showing: address, sale date, sale price, square footage, bedrooms/bathrooms, lot size, and any adjustments. If a comp is slightly larger than your home, note the difference and adjust the price downward proportionally.
The goal is to make it easy for the review board to see that comparable homes sold for less than your assessed value. Keep it clean, factual, and free of emotional arguments.
For a ready-made comp analysis worksheet tailored to your state's requirements, check out our Quick-Start Guides: