How to read this result
In the default example, estimated property value is $500,000.00. Results describe this input scenario; they are not a recommendation.
Change one assumption at a time to see how it affects the scenario. Compare periods and cost definitions consistently. Negative results show a modeled shortfall; an unavailable ratio needs a valid denominator.
Formula and methodology
Average three user-entered adjusted comparable values. Equal mode gives every comparable the same weight. Custom mode divides the weighted total by the sum of entered weights.
Enter percentages as whole numbers: 5 means 5%. When used as a factor, the calculation divides a percentage by 100. Percentage outputs multiply the final ratio by 100. Calculations retain precision internally; displayed amounts and rates are rounded to two decimals.
Variables and input definitions
- Adjusted comparable 1 (USD)
- Comparable sale value after user adjustments. Minimum: 0.
- Adjusted comparable 2 (USD)
- Comparable sale value after user adjustments. Minimum: 0.
- Adjusted comparable 3 (USD)
- Comparable sale value after user adjustments. Minimum: 0.
- Weighting mode (select)
- Equal or custom weights.
- Comparable 1 weight (weight)
- Used only in Custom weights. Minimum: 0.
- Comparable 2 weight (weight)
- Used only in Custom weights. Minimum: 0.
- Comparable 3 weight (weight)
- Used only in Custom weights. Minimum: 0.
Worked example
This example uses the exact prefilled inputs above. Reset defaults to restore this scenario after making changes.
| Item | Default scenario |
|---|---|
| Adjusted comparable 1 | $480,000.00 |
| Adjusted comparable 2 | $500,000.00 |
| Adjusted comparable 3 | $520,000.00 |
| Weighting mode | Equal weights |
| Item | Default scenario |
|---|---|
| Estimated property value | $500,000.00 |
| Comparable range | $480,000.00 – $520,000.00 |
Assumptions and limitations
User-entered comparable estimate only; not an appraisal, AVM or live-market valuation.
Results describe this input scenario; they are not a recommendation.
The tool uses values you supply. It does not retrieve market prices, verify leases or inspect a property. Results exclude items outside the listed inputs. Review local requirements and the relevant contract when a payment, fee or allocation depends on them.
Common mistakes
Comparables should already reflect material differences from the subject. An unadjusted average of dissimilar properties can produce a precise-looking but weak estimate.
Sources and method references
These references provide context for the method and terminology. They do not endorse this tool or validate your property assumptions.
- IRS — Instructions for Form 709 (2025) — real property valuationComparable-sales concept and adjusting for differences in date, size, condition and location.
- IRS — Publication 551 (12/2025), Basis of AssetsFair-market-value concept and use of similar-property sales as evidence.
Frequently asked questions
Does this retrieve an automated home value?
No. All comparable values are user entered. No listing or valuation database is connected.
Does changing the weights change the comparable range?
No. Weights change the indicated value. The range still describes the minimum and maximum entered comparable values.