How do I find comps for a property tax appeal?
How do I find comps for a property tax appeal?
Pull recent arm's-length sales of similar nearby homes from your county assessor's public records, then filter to sales in the last 6–12 months that match your home in size, age, and condition, and adjust for differences.
Comps — comparable sales — are the backbone of a valuation appeal because they mirror how assessors and boards value property. The IAAO Standard on Mass Appraisal of Real Property identifies the sales comparison approach as the preferred method for residential property when sufficient sales are available, so boards expect comp-based evidence.
1. Start with the official public record. Your county assessor or appraisal district publishes property data and, in most places, recent sales. This is the most defensible source because the board already trusts its own records. Many counties have a property search or sales-search tool on their site.
2. Filter for true comparability. Good comps are:
- Recent — sold within the last 6–12 months, ideally before your jurisdiction's valuation/lien date.
- Close by — same neighborhood or subdivision, typically within about half a mile to a mile.
- Similar — close in square footage, lot size, age, style, bedroom/bath count, and condition.
- Arm's-length — actual sold prices from ordinary sales, not foreclosures, family transfers, or list prices.
3. Adjust for differences. Few comps match exactly. Adjust the comp's sale price up or down for meaningful differences — extra square footage, a pool, a garage, or a renovation — so it reflects what your home would have sold for. Show the math; boards reward transparent adjustments.
4. Account for the assessment ratio. In states that don't assess at 100% of market value, convert before comparing: implied market value = assessed value ÷ assessment ratio. Don't compare raw assessed values to sale prices.
5. Pick your best three to five. Quality beats quantity. Lead with the comps closest to your home and explain why each is comparable. The Texas Comptroller lists comparable-property information among the evidence to bring to a hearing.
A tight, well-adjusted set of recent, nearby, similar sales — sourced from public records — is more persuasive than a long list of loosely related properties.