How Do I Pull Comparable Sales for Free (No Paid Data Tool)?
Direct answer
You can build a solid comp set without paying for a data platform. Pull 3 to 6 sold properties within about half a mile that closed in the last 6 months, match beds, baths, square footage, and condition, then adjust for differences. Use recently sold filters plus county records to verify the sale facts.
Worked example: turn three adjusted sales into one conservative ARV
| Adjusted sold comp 1 | $242,000 |
|---|---|
| Adjusted sold comp 2 | $249,000 |
| Adjusted sold comp 3 | $255,000 |
| Conservative underwriting ARV | $245,000 |
Use $245,000 in the ARV Calculator, then test the bid ceiling and full deal.
Free comp workflow
1. Sold filters
Recent closed sales, photos, and price history
2. County record
Recorded sale price and property facts
3. Local context
Condition details the public record cannot show
4. Adjust and calculate
Enter the adjusted values in the free ARV Calculator.
Have a ZIP in mind?
Search live foreclosure inventory first, then bring any serious address back here for the state rules, checklist, and calculator math.
Start with recently sold filters
Use Zillow and Redfin recently sold filters to find nearby closed sales with similar beds, baths, square footage, lot, age, and finished condition. Save the property links, sale dates, prices, and listing photos. Active listings show seller expectations; sold properties show what buyers actually paid.
Verify the recorded sale
Check the county assessor or recorder for the recorded sale price and property characteristics. County records can lag or omit condition details, so compare the official record with listing history rather than trusting either source alone.
Adjust for differences you can defend
Move each comp up or down for meaningful differences in size, bed and bath count, garage, lot, location, and renovation quality. Ask a local agent, contractor, or knowledgeable neighbor when photos cannot explain condition. Use the conservative end of the adjusted range.
Put the adjusted value into the free workflow
Enter the adjusted comp values in the free ARV Calculator. Then use Maximum Bid and Deal Analyzer to subtract rehab, holding, financing, selling, title, and profit reserves before you make an offer.
Three free comp sources and what each one gives you
| What you get | Cost and role | |
|---|---|---|
| Zillow or Redfin sold filter | Recent closed sales, photos, and price history | Free starting point; verify the record |
| County assessor or recorder | Recorded sale price and property characteristics | Free official source; data may lag |
| Neighbors and local agents | Condition and block-level context a listing may not show | Free context; corroborate material claims |
Related tools
Property Opportunity Score
Score any lead 0-100 on distress and profit signals before you spend a minute underwriting it.
Maximum Bid & MAO Calculator
Find your auction ceiling or maximum allowable offer to a seller without overpaying.
Deal Analyzer
Rule-based verdict combining ROI, margin, and opportunity signals.
Take the checklist with you
Get the distressed-deal checklist, then use a real ZIP search to find properties worth underwriting.
Frequently asked questions
- How many comparable sales should I use for ARV?
- Use 3 to 6 strong sold comps when possible. Favor nearby properties with similar size, layout, age, and renovated condition that closed recently.
- Can I use active listings as comps?
- Use them only as current competition context. Closed sales are stronger evidence because they show what a buyer actually paid, not what a seller hopes to receive.
- Where do I verify a comparable sale price?
- Check the county assessor or recorder, then compare it with the listing history. Records and portals can lag or disagree, so resolve material differences before relying on the comp.