How do you find comps for ARV?

Pull recently sold, renovated homes near your subject property that are similar in size, beds/baths, and style. Use 3–6 comps from the last 3–6 months, adjust for differences, and base ARV on the resulting price-per-square-foot range.

How many comps do you need?

Aim for at least three to six comparable sales. More, closer, and more recent comps produce a more reliable ARV. Always use closed sales rather than active listings, which only show asking prices.

Free template

Real Estate Comps Worksheet (Free)

Accurate comps are the foundation of every reliable ARV — here's how to record them.

Quick answer

A comps worksheet helps you estimate ARV by recording recent comparable sales and adjusting for differences. Pull 3–6 renovated homes sold within the last 3–6 months, close to your property and similar in size and style, then adjust for differences in size, beds/baths, condition, and features. Use the worksheet structure below.

ARV is only as good as your comps. This worksheet structures the comparable-sales process so your after-repair value is defensible — to yourself, your lender, and your appraiser. Record each comp and adjust for differences from your subject property.

For each comp, record

Address & distance from subject
Sale date (prefer last 3–6 months)
Sale price
Square footage & price per sq ft
Beds / baths
Condition (renovated vs. dated)
Lot size & key features (garage, pool, etc.)
Adjustments (+/−) vs. your subject

Selection rules

3–6 comps minimum
Closest proximity (same neighborhood / subdivision ideal)
Most recent sales
Similar size (within ~20%), style, and age
Renovated condition (matches your finished product)
Closed sales — not active listings

How to use it

Pull renovated, recently sold homes near your subject.
Adjust each comp up or down for differences from your property.
Use the adjusted price per square foot range to set your ARV.
Lean conservative — use the lower end of the range to protect your margin.

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Frequently asked questions

How do you find comps for ARV?: Pull recently sold, renovated homes near your subject property that are similar in size, beds/baths, and style. Use 3–6 comps from the last 3–6 months, adjust for differences, and base ARV on the resulting price-per-square-foot range.
How many comps do you need?: Aim for at least three to six comparable sales. More, closer, and more recent comps produce a more reliable ARV. Always use closed sales rather than active listings, which only show asking prices.