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Comps Adjustment Calculator
A raw comp isn't directly comparable — you need to adjust for differences. This calculator adds or subtracts for sq ft, bedrooms, baths, garage, and condition to produce an adjusted value that truly compares to your subject property.
Adjusted comp value
$434,300
comparable to subject
Total net adjustment
$14,300
Sq ft adjustment
$14,300
Bedroom adjustment
$0
Bathroom adjustment
$0
Garage adjustment
$0
Condition adjustment
$0
How the math works
Real comps require adjustments for differences between subject and comparable. Appraisers use market-paired adjustment tables for each feature. Rules of thumb: $100-120/sq ft, $4-6k per bedroom, $5-8k per bathroom, $6-10k per garage bay — varies heavily by market.
Condition adjustment is the trickiest — scale -30% (distressed) to +15% (fully renovated). Use 3-5 adjusted comps and take the average. Discard outliers. Keep adjustment per comp under 15% to avoid over-manipulating values.
How to Use
- Enter the comp's sale price and square footage.
- Enter your subject property's square footage.
- Enter each bed, bath, garage differential.
- Adjust for condition differences.
Frequently Asked Questions
Where do adjustment values come from?
Paired sales analysis in the market. Appraisers review pairs of similar homes where one has the feature and one doesn't, and market pricing reveals the adjustment. Values vary by market — urban adjustments differ from rural.
How many comps should I use?
3-5 adjusted comps for a reliable estimate. Discard outliers. Use closed sales within 90 days and within 0.5 miles when possible. Pending sales and active listings offer directional data but less reliable.
What's 'condition' exactly?
Overall quality and update level of finishes, mechanicals, and general appearance. Dated kitchen and bathrooms are the biggest drivers. -15 to -30% for distressed; -5 to -15% for dated; +5 to +15% for updated; +15% for fully renovated luxury.
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