Module 5: Comping & Valuation
Learn the exact dollar values to add or subtract for bedrooms, bathrooms, square footage, condition, and features
Industry-standard dollar adjustments for common property differences
Each additional bedroom adds significant value, especially going from 2 to 3 bedrooms (minimum for family buyers).
Per Bedroom
$10,000 - $15,000
Higher in premium markets
2BR → 3BR Jump
$15,000 - $20,000
Most valuable addition
Example: Comp has 4 bedrooms, subject has 3 bedrooms → SUBTRACT $12,000 from comp (comp is better)
Full bathrooms add more value than half baths. 2-bathroom minimum is standard for 3+ bedroom homes.
Full Bathroom
$8,000 - $12,000
Tub or shower included
Half Bathroom
$4,000 - $6,000
Toilet and sink only
Example: Comp has 2.5 baths, subject has 2 baths → SUBTRACT $5,000 from comp
Adjust based on price per square foot in the neighborhood. Calculate: (Comp SF - Subject SF) × $/SF
Budget Markets
$40 - $60/SF
Lower-end neighborhoods
Standard Markets
$60 - $90/SF
Most common range
Premium Markets
$90 - $150+/SF
Top-tier areas
Example Calculation:
Comp: 1,800 SF | Subject: 1,600 SF | Market rate: $75/SF
Difference: 200 SF × $75/SF = $15,000
Adjustment: SUBTRACT $15,000 from comp (comp is larger/better)
Garages are highly desirable. Attached garages worth more than carports or detached.
1-Car Garage
$5,000 - $8,000
2-Car Garage
$10,000 - $15,000
3-Car Garage
$18,000 - $25,000
Pools add value in hot climates (TX, GA) but can be neutral or negative in colder areas. Also consider maintenance burden for buyers.
Hot Climate States
$10,000 - $20,000
TX, GA, FL, AZ
Premium Neighborhoods
$20,000 - $40,000
Where pools are expected
Warning: In budget neighborhoods, pools can sometimes reduce value due to maintenance costs. Be conservative.
The biggest wild card in comping. A fully renovated home vs a distressed fixer can vary $50K+ in same neighborhood.
Fully Renovated
+$30K to +$60K
New kitchen, bathrooms, flooring, paint, appliances, fixtures
Updated (5-10 years old)
+$15K to +$30K
Good condition, some updates, clean and functional
Average/Original
Baseline ($0)
Original finishes, dated but functional, needs cosmetic work
Needs Work
-$10K to -$25K
Deferred maintenance, repairs needed, cosmetic issues
Distressed/Major Issues
-$30K to -$80K+
Foundation, roof, mold, fire damage, structural problems
Miscellaneous features that add or subtract value
If the comp is BETTER than your subject property, you
SUBTRACT value from the comp's sold price.
If the
comp is WORSE than your subject property, you
ADD value to the comp's sold price.
The goal is to adjust each comp to reflect what it would have sold for if it were identical to your subject property.