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[quote=Anonymous]Realtor here: typically I use the MLS to search. I also look at the tax records and our private exclusive sales within our brokerage to capture off market-sales for comparison purposes.

I generally use the same criteria used by appraisers. The look-back period is 6-12 months with the most recent sales having the most relevance. I stay within a mile of the subject property unless it is a very unusual house for the area. Then I start by looking at homes with similar attributes (i.e., number of bedrooms, baths, sq. ft., lot size and architectural style). 
From there, I make adjustments based on improvements and any additional features like an extra half bath, garage, deck/screened porch etc.

The goal is to get as close as possible to the subject home. There is some subjectivity involved, but so is the appraisal process.

I always tell my clients I need to sell the home twice; once to a prospective buyer and once to an appraisal if there is that contingency. Pricing is not as simple as people think. [/quote]

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