Where are you sourcing your comps?

[Carlos Carlos Jr]

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]

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.