Managing comparables and ARV

The comps section on a listing is where you build and defend your ARV. It's also where investors most often push back, so it pays to be precise.

Where to find it

Open Comparables from the listing detail page. It opens as a full-page view rather than a section in the sidebar so you have room to compare side-by-side.

The two views

• Map view. Subject property plus each comp as a marker. Useful for confirming comps are actually in the right neighborhood.
• List view. Detailed card per comp with price, size, beds/baths, date sold, and price per sq ft.

Filtering comps

Filter by:

• Sold / Active / Pending - sold drives ARV; active and pending reveal current market direction
• Property type - keep apples with apples
• Price range
• Distance from subject

Applying adjustments

Click a comp card to open the adjustments panel. Adjust for:

• Beds, baths
• Square footage difference
• Garage / no garage
• Pool, lot size, view
• Condition

Adjustments update the comp's adjusted value automatically. The listing's ARV is calculated from the top comps you've kept in the set.

Adding a custom comp

If you know of a relevant sale that didn't pull automatically, click Add comp and enter it manually. Custom comps feed into ARV the same way pulled comps do.

Tied-together workflow

For the underlying methodology - how to pick comps, what adjustments to apply, and how to stress-test the final number - read the Comping Playbook in Listings.