Free Real Estate Comps Calculator
Comps are everything in real estate. Freddie helps you analyze comparable sales, adjust for differences, and arrive at a defensible value for any property.
Everything in This Free Tool
Real Deal. Real Numbers. Analyzed Free.
Dan White, 20-year fix-and-flip veteran in Northern Virginia, used FreeDealCalc to analyze a $130,000 wholetail opportunity in under 5 minutes. No spreadsheet. No paid software. Just Freddie.
"I've been flipping houses for 20 years and I built this tool because nothing free was actually good enough. Freddie does what I used to do with spreadsheets — but in seconds, for free, for every investor who needs it."
A buyer who purchases this property as a wholetail deal undertakes all renovation work at their own direction, cost, and risk. The seller makes no representations regarding property condition and all sales are as-is. Buyer is responsible for all due diligence, inspections, and compliance with local codes and regulations.
Frequently Asked Questions
What are real estate comps?
Comps (comparable sales or comparables) are recently sold properties similar to your subject property. They're used to estimate market value by adjusting for differences. A CMA (comparative market analysis) uses comps to arrive at a recommended list price or value range.
How do you analyze real estate comps?
Find 3-5 sold properties within 0.5 miles, sold within 6 months, similar size and condition. Adjust for differences: +/- $5,000-$15,000 per bedroom, +/- $5,000-$10,000 per bathroom, +/- $40-$80/sqft for size differences. The adjusted average of your comps is your value estimate.
What adjustments should I make when comparing real estate comps?
Common adjustments: square footage ($/sqft varies by market), bedroom/bathroom count ($5K-$20K per bed/bath depending on market), lot size (varies), garage ($10K-$20K), basement finishing, condition and renovation level, and location within neighborhood. Never compare raw prices without adjustments.
How many comps do I need to estimate property value?
Three comps minimum — enough to establish a range. Five comps is ideal — better statistical support. More than 8 comps adds complexity without proportional accuracy. If you can't find 3 comps within your ideal parameters, expand your search area or time window while noting the limitations.
What is the difference between comps for ARV vs. as-is value?
ARV comps should be renovated properties in similar condition to your finished product. As-is comps should be similar condition to the property as it currently sits. Using renovated comps for an unrenovated property inflates your value estimate — a common mistake that leads to overpaying.
Can I find real estate comps for free?
Yes — Zillow, Redfin, and Realtor.com all show recently sold properties. Filter by neighborhood, square footage, and sold date. County assessor records are public in most states. For more detailed data including days on market, list-to-sale ratios, and off-market activity, agents and platforms like PropStream provide richer data.
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