How to Find Comparable Sales for a Property Tax Appeal

Why comparable sales matter in a property tax appeal

When you appeal your property tax assessment, the main question is usually simple: is your home assessed for more than it is really worth?

Comparable sales, often called “comps,” help answer that question. A comparable sale is a nearby property that recently sold and is similar to your home in size, age, condition, location, and features.

If similar homes sold for less than your assessed value, that may support an argument that your assessment should be reduced.

What makes a good comparable sale?

Not every nearby sale is a good comp. The best comparable sales are properties that closely match your home and sold recently in an open market transaction.

Strong comps usually have:

• A similar location or neighborhood
• Similar square footage
• A similar bedroom and bathroom count
• A similar lot size
• A similar year built
• A similar property style
• A similar condition or renovation level
• A sale date close to the assessment valuation date

The closer the match, the stronger the evidence may be.

Where can homeowners find comparable sales?

Homeowners can often begin by looking at public real estate websites (Zillow, Realtor.com and Homes.com), county property records, recent listing history, and local sales data. The goal is to identify homes that actually sold, not just homes currently listed for sale.

Asking prices can be useful background information, but closed sale prices usually carry more weight because they show what buyers actually paid.

What comparable sales should you avoid?

Some sales may look helpful at first but may not be strong evidence. Be careful with properties that are much larger, newly renovated, waterfront, located in a better school district, or sitting on a more desirable lot.

You may also want to avoid sales that appear unusual, such as family transfers, foreclosure sales, distressed sales, or sales that included major non-real-estate value.

The more normal and comparable the sale, the easier it is to explain.

How condition affects comparable sales

Two homes can have the same square footage and still have very different market values. Condition matters.

If your home has an outdated interior, needed repairs, drainage issues, structural concerns, or location problems, those facts may help explain why your property should not be assessed the same as a fully updated nearby home.

Useful supporting evidence may include photos, repair estimates, inspection notes, or written explanations of negative value factors.

How many comparable sales do you need?

There is no universal number that works everywhere, but three to five strong comparable sales is often a practical starting point. Quality matters more than quantity.

A small group of strong comps is usually better than a long list of weak comparisons.

Comparable sales and your assessed value

Once you find good comps, compare their sale prices to your assessed value or market value estimate from the assessor. If your assessed value is higher than what similar homes recently sold for, you may have a stronger case for appeal.

You should also review your property record for errors. Incorrect square footage, wrong bathroom count, finished basement errors, or missing condition details can all affect value.

If your home is assessed higher than similar properties that recently sold, it may be worth reviewing your assessment and preparing an appeal.