Last Updated on September 1, 2025
Table of contents
- How to Pull Accurate Property Comps Without a Realtor or the MLS
- What Are Property Comps and Why Do They Matter?
- Which Free Websites Provide Property Comps?
- How Do You Compare and Adjust Comps?
- When Should You Skip a Property?
- Tips for Verifying Neighborhood Conditions
- Frequently Asked Questions
- Need A Hand?
How to Pull Accurate Property Comps Without a Realtor or the MLS
Determining a property’s market value before a tax deed auction is vital. We often get questions like “Is a parcel with **$500 in back taxes and an assessed value of $3,000 a good deal?” The truth is that assessed values don’t always reflect what buyers are willing to pay. Here’s a step‑by‑step method for pulling comps using free tools.
What Are Property Comps and Why Do They Matter?
Comps (short for comparables) are recently sold homes similar in size, location, and condition that help estimate a property’s market value. Knowing the true value helps you decide whether the spread between back taxes and potential resale price is worth the risk. If a property’s assessed value equals the amount owed in taxes, there may be no equity; look for deals where the likely sale price is well above the tax lien.
Which Free Websites Provide Property Comps?
Several public sites offer pricing data. When we research a property, we usually pull comps from at least three sources and compare them to county assessments. Here are the main platforms:
- Zillow – Provides Zestimate® estimates and lists recent sales. Scroll down on a property page to see sold homes with similar bed, bath, and square footage.
- HomeSnap / HomeNap – Offers property history and neighborhood stats with a mobile‑friendly interface.
- Realtor.com – Aggregates MLS data and publishes recent sale prices.
- PropertyShark – Useful for deeper research on ownership history and comparable properties.
- Trulia – Focuses on neighborhood trends and sale histories.
If one site shows a value far different from others, treat it as an outlier. Average the results to get a starting estimate, then verify with additional data.
How Do You Compare and Adjust Comps?
- Pull at least three estimates
For each property, note the values from different sites along with the county’s assessed value. For example, if Zillow estimates $100,000, Realtor.com shows $60,000 and HomeSnap shows $105,000, check which two values are closest and average them.
- Check actual sale prices
Don’t rely solely on estimates. On Zillow or Realtor.com, scroll to the “recently sold” section and filter for similar homes (bedrooms, bathrooms, square footage). Focus on sales within the last six months so the data reflects current market conditions.
- Adjust for neighborhood trends
If similar homes in the area sold for $80,000 even though your average estimate is $100,000, lower your expected value. Remember: a property is only worth what buyers are currently paying.
When Should You Skip a Property?
Always compare the back‑tax amount to your estimated market value. If a parcel owes $10,000 in taxes and your research suggests it might only sell for $10,000, there’s no spread for profit. Skip properties where you can’t build significant equity after paying taxes and fees.
Tips for Verifying Neighborhood Conditions
Online estimates can miss on‑the‑ground realities. Driving by properties lets you see if there are structural issues, illegal additions, or neighborhood features that could affect value. When we split up counties during a scouting trip, one of us noticed a hidden easement that wasn’t visible online. Seeing the property in person changed our bidding strategy
Frequently Asked Questions
How many comps should I pull? Aim for at least three reliable estimates plus the county assessment. More data helps you spot outliers.
Do I need a realtor or MLS access? No. By using free sites and careful comparison, you can get a reasonable estimate for most tax deed properties. However, local agents may provide additional insight if you’re investing in unfamiliar markets.
Is it worth buying over‑the‑counter properties with small liens? It depends on the real market value. If the assessed value is $3,000 but similar homes in the area sell for only $2,000, the property may not be profitable.
Need A Hand?
Ready to buy your first tax deed property? Explore our free resources and get a complimentary mini‑course. If you prefer personal guidance, book a free call with our team. We’ll help you create a custom plan and show you how to find deals that fit your budget and goals.
