Where are you sourcing your comps?

Question

For those of you actively flipping or selling renovated residential homes- where are you sourcing your comps & data to determine target sales prices?

- Are you using any paid online tools with active access to MLS, relying solely on a realtor, the major free sites?

- How do you factor and/or compare renovations into your pricing? Do  have a method for adjust comp prices based on upgrades, or is it more of a feel/market-read?

I'm dialing in my own process & prepping a sale very soon and I'd love to hear what's worked (or what dead ends) for others in real-world sales.

thanks in advance!

Drago Stanimirovic · Answer

For flips, the best comps still come from MLS access, either directly or via a solid investor-friendly realtor. Paid tools like PropStream, Privy, or PropertyRadar can help if you don’t have direct access, but they lag behind real-time MLS in many cases.

When adjusting for renovations, seasoned investors use a hybrid of $/sf comparisons and market feel. If your upgrades clearly outpace the comps, you can justify a premium, but only if the market supports it. Appraisers often value basic reno features in the $10K–$20K range (kitchen, bath, flooring), but buyers pay based on emotional appeal and finish quality.

Use true sold comps within 0.5–1 mile, last 3–6 months, same bed/bath count and style. Then mentally adjust based on your finish level and layout/functionality. If your reno looks and feels better, you can price at the top of the comp set, just don’t outprice the neighborhood.

Peter Mckernan · Answer

You have to have MLS access, it is information that maybe seems a little antiquated; however, it is the most exact information you will get on the comps and it will water everything down. The use of Zillow or Redfin for example are online platforms that are supposed to be easy to find a home and scroll through homes while on your phone at night or on the weekends. This information is more for quick saves, gather data about the home you maybe want to see the next weekend, but it does not give you years of data in front of you to source the out price of the home you are looking to sell. This is what the information in the MLS is so important to obtain.

Scott Chilton · Answer

Hey Carlos,

Good question—this is one of those areas where a tight process really makes a difference. Personally, I lean on MLS data as the foundation, since it gives you the most recent and accurate sales, but I also double-check with Redfin and Zillow because they can sometimes surface activity that slipped past me or provide a broader sense of buyer perception. If you don’t have MLS access, a good relationship with a local realtor who’s investor-minded is worth its weight in gold—they’ll know not just what sold, but why it sold at that price.

As for adjusting for renovations, I try not to overcomplicate it. I’ll look at the finish level of comps and line it up with what I’m delivering. If my finishes are noticeably higher, I’ll push the price toward the upper end of the comp range, but I’m careful not to exceed what the market has already shown it will bear. Buyers can spot when a property is “over-improved” for the neighborhood, and it usually just means a longer hold time. At the end of the day, I treat the data as the framework, then layer in my read of the current market—things like days on market trends, what’s sitting stale, and what’s moving fast.

In short, MLS for accuracy, major free sites for perspective, and a realtor partner for context. Then it’s about matching your reno to the comps in a way that makes sense for buyers in your specific pocket.

Ekaterina Lansky · Answer

Hey! Great question on sourcing comps for your flip. Many use free online tools with real-time data on sold prices and ARVs, often paired with a realtor for MLS access. These tools can give you a solid start without relying solely on major free sites. For renovations look for platforms that adjust comps based on rehab scope and upgrades like new kitchens or bathrooms, using data like square footage or room counts. Some even include detailed comps to ensure accurate pricing, which can be a game-changer for your analysis. For your upcoming sale, try a free tool with a project calculator to input your purchase price, rehab costs, and loan terms, then see how it impacts your profit and ROI in real time. It’s a practical way to refine your process and avoid dead ends like outdated data. Good luck with your sale! If you want specific online tool recommendations, feel free to DM me.

Izaiah Barba · Answer

Hey Carlos, great question. We run a high-volume wholesale and flip operation, and comps are massive piece in our process.Zillow we still use and its free. If you want a paid source with more details, PropStream or Privy has been solid for us. MLS Access is ideal but you don't need it. It depends on the state as your information could be limited on the other sources. For example its difficult to comp properties in Texas with Zillow as its a non disclosure state.As for factoring in renovations, we use a price-per-square-foot comp model adjusted for finishes. I have a graphic I can share if interested on how we run our numbers.Let me know!

John Paul Vargas · Answer

Awesome, sent you a DM. Thanks!

Izaiah Barba · Answer

Hey John! Shoot me a DM, happy to share it!

John Paul Vargas · Answer

Hi Izaiah, would you mind sharing said graphic please?

Nate Marshall · Answer

Ai now has the ability to not just generate leads but skip trace them. analyze them, run comps, rehab costs and determine the ARV. In some cases in minutes per property. I took a vague FB post from a wholesaler and about 12 pictures she posted and within 5 minutes had the address and ran the tools I have at my disposal.

Nadeem Alamgir · Answer

Hey Carlos, the most accurate comps come from MLS, either having access yourself or working with an investor friendly agent who can run a CMA. I focus on sold properties in the same neighborhood, with similar bed/bath count, square footage, and garage, that closed within the last 6 months.

I also look at active and pending listings to get an idea for current pricing and how quickly renovated homes are moving. If they’re sitting, that’s usually a sign to be more conservative.

For renovations, I'll focus on big items like the roof, windows, or HVAC, as well as full kitchen/bath remodels and cosmetic updates. Free sites like Zillow are fine for photos and condition checks, but I wouldn’t rely on their price estimates.

Where are you sourcing your comps?

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