sales-comps
Adjusted commercial sales grids your appraiser would sign off on.
Pull verified arms-length sales, apply line-item adjustments and show the reasoning behind every percentage.
| Comparable sale | $/sf | Market cond. | Location | Size | Age / cond. | Other | Gross | Adj. $/sf |
|---|---|---|---|---|---|---|---|---|
| Sam Houston Pkwy Logistics2025-11 / 184,500 sf | 104.20 | +2% | -3% | +1% | -4% | 0% | 10% | 100.03 |
| Brittmoore Distribution II2025-08 / 236,000 sf | 93.80 | +3% | +2% | -1% | +2% | 0% | 8% | 99.43 |
| Clay Road Industrial2026-01 / 158,200 sf | 109.50 | +1% | -5% | +3% | -6% | -2% | 17% | 99.65 |
| Gessner Business Park2025-06 / 201,300 sf | 96.40 | +4% | 0% | 0% | +1% | 0% | 5% | 101.22 |
| Fairbanks North Houston DC2025-10 / 245,800 sf | 91.70 | +2% | +3% | -2% | +3% | 0% | 10% | 97.20 |
Median adjusted $/sf
99.65
Indicated value, 212,000 sf
$21,124,740
Notice value
$24,380,000
Bad comps lose hearings faster than no comps.
Residential-style comp pulls
Generic tools pull the nearest sales regardless of use, class or size. Hearing officers discard them, and your credibility goes with them.
Adjustments without support
A grid of round-number adjustments with no explanation invites the assessor's representative to pick it apart.
Non-arms-length sales
Portfolio allocations, sale-leasebacks and distressed sales slip into comp sets unless someone checks the conditions of sale.
How the grid is built
- Comps per grid
- 3 to 8
- Adjustment lines
- Up to 12
- Units of comparison
- $/sf, $/unit, $/key
- Exhibit pages
- 3
Adjustment sequencing follows the sales comparison approach as described in The Appraisal of Real Estate and USPAP Standard 1-4(a).
- 1
Filter for comparability
Sales are filtered by property type, building class, size band, age band and submarket, within a date range you set.
- 2
Verify the transaction
Each sale is screened for conditions of sale: related parties, portfolio allocation, sale-leaseback, bank-owned or partial interest transfers are flagged.
- 3
Adjust in sequence
Adjustments follow the standard order: property rights, financing, conditions of sale, market conditions, then location and physical characteristics.
- 4
Reconcile to a value
Adjusted unit values are reconciled with weight on the comps that needed the least net adjustment, and the grid shows gross and net adjustment for each.
Sales Comps questions
Next module: Equity UniformityWhere do the sales come from?
Your licensed CoStar or ATTOM data through our import connectors, county deed records where consideration is public, and comps your team has verified. We never resell third-party data.
Can I set my own adjustment rates?
Yes. Rates can be set per firm, per submarket or per case, and each one carries a note that prints in the exhibit.
What about non-disclosure states like Texas?
Texas does not require sale prices to be disclosed. The grid relies on licensed market data, broker-confirmed sales and the appraisal district's own evidence received under Tax Code §41.461.
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