A look into the Sales Comparison Method for appraising real estate.

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The sales com­par­ison method (ground­ed in actu­al mar­ket trans­ac­tions), accu­rate­ly mir­rors the exist­ing mar­ket land­scape. The objec­tive is to deter­mine a sin­gu­lar esti­mat­ed val­ue that rep­re­sents the property’s mar­ket worth based on the data from com­pa­ra­ble prop­er­ties. Assess the effect of each com­pa­ra­ble by con­sid­er­ing fac­tors such as sim­i­lar­i­ty to the sub­ject prop­er­ty — the recen­cy of sales, and pre­vail­ing mar­ket con­di­tions. This process involves gath­er­ing pre­cise infor­ma­tion about the prop­er­ty (includ­ing sale prices), dates of trans­ac­tions, square footage, lot dimen­sions, num­ber of rooms, and any notable fea­tures. The aspects con­sid­ered for com­par­ison encom­pass loca­tion (char­ac­ter­is­tics), and price per square foot. The sales com­par­ison approach is a method in real estate appraisal that eval­u­ates one prop­er­ty again­st com­pa­ra­bles, or oth­er recent­ly sold prop­er­ties in the vicin­i­ty with sim­i­lar traits.

Because the sales com­par­ison approach does not con­sti­tute an offi­cial appraisal, prop­er­ty own­ers might need to engage an apprais­er for dis­tinc­tive prop­er­ties or those dif­fi­cult to val­ue. If the select­ed com­pa­ra­bles dif­fer sig­nif­i­cant­ly from the sub­ject prop­er­ty regard­ing size (loca­tion), con­di­tion, and oth­er cru­cial fac­tors, the results of the val­u­a­tion may be dis­tort­ed. Adjust­ing for dis­crep­an­cies between the sub­ject prop­er­ty and the com­pa­ra­bles can prove to be a sub­jec­tive and com­plex task. This exten­sive use bol­sters its reli­a­bil­i­ty and accep­tance among apprais­ers — lenders, and var­i­ous oth­er stake­hold­ers.

The con­cept of com­par­ing recent sales of sim­i­lar prop­er­ties to the sub­ject prop­er­ty is easy to under­stand — mak­ing it acces­si­ble to both apprais­ers and clients. When few com­pa­ra­bles exist and the sales com­par­ison approach becomes less reli­able, apprais­ers may turn to alter­na­tive val­u­a­tion meth­ods. A res­i­den­tial appraisal using the sales com­par­ison approach typ­i­cal­ly requires a min­i­mum of 3 com­pa­ra­ble sales, though apprais­ers may use 4–6 com­pa­ra­bles for greater accu­ra­cy. From there, apprais­ers can deter­mine the val­ue of a prop­er­ty based on its fea­tures. It pro­vides a log­i­cal and mar­ket-based method for esti­mat­ing prop­er­ty val­ue, mak­ing it indis­pens­able for apprais­ers.

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There are four types of licensed apprais­er in Okla­homa. Dis­cards all com­pa­ra­bles hav­ing a low­er val­ued. In such cas­es, the apprais­er explains the data lim­i­ta­tions and the method­ol­o­gy used to address them.

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Its is a pro­fes­sion­al apprais­ers opin­ion of val­ue of a prop­er­ty as of a speci­fic date To com­plete the sales com­par­ison approach, the apprais­era. In mar­kets with lim­it­ed sales vol­ume or high­ly unique prop­er­ties (apprais­ers may need to expand their geo­graph­ic search area), extend their time frame, or rely more heav­i­ly on the cost approach. Auto­mat­ed val­u­a­tion mod­els (AVMs) like Zillow’s Zes­ti­mate use algo­rith­mic match­ing based on record­ed data, they do not apply the judg­ment, mar­ket-area knowl­edge, or adjust­ment method­ol­o­gy that a licensed apprais­er brings. Two apprais­ers may select dif­fer­ent sets of comps, both defen­si­ble, that brack­et the sub­ject dif­fer­ent­ly.

The Dic­tio­nary of Real Estate Appraisal high­lights the impor­tance of iden­ti­fy­ing appro­pri­ate units of com­par­ison and mak­ing adjust­ments based on rel­e­vant ele­ments of com­par­ison. Apprais­ers may encoun­ter sit­u­a­tions where there is a lack of recent sales data or where the sub­ject prop­er­ty is unique. While the sales com­par­ison approach is a pow­er­ful tool — it is not with­out chal­lenges. It is also com­mon­ly used for com­mer­cial and indus­tri­al prop­er­ties, pro­vid­ed there is ade­quate sales data. For res­i­den­tial prop­er­ties, the sales com­par­ison approach is often the most appro­pri­ate method. The sales com­par­ison approach is par­tic­u­lar­ly valu­able because it reflects the actions of buy­ers and sell­ers in the mar­ket­place.

To ensure a fair divi­sion of assets — an apprais­er is hired to deter­mine the property’s val­ue and employs the SCA. An apprais­er would employ the SCA in addi­tion to oth­er applic­a­ble approach­es to val­ue to devel­op an opin­ion of the mar­i­tal property’s fair mar­ket val­ue, aid­ing in a fair set­tle­ment. The process is based on the prin­ci­ple of sub­sti­tu­tion, which asserts that a pru­dent buy­er would not typ­i­cal­ly pay more for a prop­er­ty than the price of an equiv­a­lent sub­sti­tute.

Reconciliation: From Multiple Comps to One Value

An apprais­er uses that data point to sup­port garage adjust­ments across the report. An apprais­er can’t sim­ply decide that a garage is worth $20,000. The apprais­er com­pares the sub­ject to each comp (fea­ture by fea­ture), and makes dol­lar adjust­ments to account for dif­fer­ences. Once com­pa­ra­ble sales are select­ed, the apprais­er places them in a sales com­par­ison grid — the struc­tured table that appears in every URAR appraisal report. Apprais­ers apply a hier­ar­chy of cri­te­ria when iden­ti­fy­ing which sales to include.

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A cer­ti­fied res­i­den­tial apprais­er applies a 6.5% upward adjust­ment to a comparable’s sale price for supe­ri­or view. How should this be han­dled in the sales com­par­ison approach? A com­pa­ra­ble sale includ­ed $18,000 of fur­nish­ings con­veyed with the house. It has a pool worth $15,000 that the sub­ject prop­er­ty lacks, but the sub­ject has a garage worth $20,000 that the com­pa­ra­ble lacks.