> ## Documentation Index
> Fetch the complete documentation index at: https://docs.propilotapp.com/llms.txt
> Use this file to discover all available pages before exploring further.

# Comps

> How ProPilot values properties from comparable sales: the comps selector, quality grades, manual comps, and org-wide matching rules.

ProPilot estimates what a property is worth from nearby comparable sales ("comps"). It searches
recent sales around the subject property, qualifies them through a configurable **tier ladder**
(distance, size, beds/baths, and neighborhood similarity), removes outliers, and produces a
comps value with a quality **grade**. For active listings it also shows how the comps value
compares to the list price, for example **12% under**.

<Info>
  **Key things to know**

  * Open comps from the **Comps** tile in a property's [Financial Analysis](/features/property-details/financial-analysis). The tile shows the current value, grade, and discount, or "Not calculated".
  * The selector opens on the **Map** with the qualified comps already selected - you remove the ones you disagree with using **Use comp** toggles, rather than picking comps one by one.
  * You can **Add Comp** manually, **Recalculate** with current rules, and save with **Apply Comps** (saved properties) or **Save Comps** (local draft).
  * Admins tune the matching rules org-wide in [Advanced Settings > Comps](/settings/advanced-settings/comps): minimum comps, maximum sale age, the tier ladder, and manual comps.
</Info>

<Note>
  **Related settings:** Org-wide comp rules live under
  [Advanced Settings > Comps](/settings/advanced-settings/comps).
</Note>

## How a comps value is built

1. ProPilot gathers recent sales near the subject property.
2. Each sale is tested against the **tier ladder**, starting from the strictest tier. A tier
   defines a search radius, a size window, allowed bed/bath differences, and a minimum
   neighborhood similarity score.
3. Sales that pass are collected until the minimum comp count is met. Price-per-sqft outliers
   and sales priced more than 50% away from the subject's list price are dropped.
4. The selected comps produce the comps value, a comp count, and a grade from **Excellent** to
   **Poor** based on how far down the ladder the search had to go.

You can then override the automatic selection: exclude comps you do not trust, add sales the
system missed, and recalculate.

## In this section

<CardGroup cols={2}>
  <Card title="View & Adjust Comps" icon="map" href="/features/comps/view-adjust">
    Open the selector, read the header stats, include or exclude sales on the map or table, add comps, and save.
  </Card>

  <Card title="Selection & Quality" icon="chart-simple" href="/features/comps/selection-quality">
    Understand the tier ladder, qualification rules, outlier removal, quality grades, and the discount badge.
  </Card>

  <Card title="Comps Settings" icon="gear" href="/features/comps/settings">
    Configure minimum comps, max sale age, the tier ladder, manual comps import, and Recalculate All.
  </Card>
</CardGroup>

## Where comps are used

* **Deal screening:** the comps value and discount badge appear on property cards in Deal Hub,
  Deal Pipeline, and Lookup.
* **Deal Calculator:** the **Comps** option is the default ARV source for flips and sale
  scenarios in the [Deal Calculator](/features/roi-calculator).
* **Offer formula:** if your org's Offer Base is pinned to **Comps** from the My Offer panel,
  screening discounts are anchored to the comps value.

## Common questions

<AccordionGroup>
  <Accordion title="Why are there no comps for a property?">
    Not enough sales passed your org's rules. The message tells you exactly what happened, for
    example "Insufficient comps: found 3, need at least 5." Try **Recalculate**, widen the tier
    ladder or raise **Max Days Old** in [Advanced Settings > Comps](/settings/advanced-settings/comps),
    or **Add Comp** manually for sales you know about.
  </Accordion>

  <Accordion title="Why did a comp disappear from the list?">
    A comp can drop out for four reasons: it was removed as a price-per-sqft outlier, its sale
    price fell outside the band of plus or minus 50% of the subject's list price, it no longer
    passes the tier rules (for example after a settings change), or someone toggled **Use comp**
    off and saved.
  </Accordion>

  <Accordion title="Do my comp changes save on a Deal Hub or Lookup property?">
    On properties not yet saved to your pipeline, **Save Comps** keeps your selection as a local
    draft. It becomes permanent when you save the property with **Save to Edit**. Properties
    already in your pipeline save immediately with **Apply Comps**.
  </Accordion>

  <Accordion title="What does the grade actually measure?">
    It reflects how strict the matches are, not how many there are. If the value was built
    mostly from Tier 1 comps (closest, most similar), the grade is high. If the search had to
    fall back to looser tiers, the grade drops. See
    [Selection & Quality](/features/comps/selection-quality).
  </Accordion>

  <Accordion title="What does the discount badge mean?">
    It compares the comps value to the list price on active listings. **12% under** means the
    property is listed about 12% below its comps value - a potential discount. **5% over** means
    it is listed above the comps value.
  </Accordion>

  <Accordion title="How is this different from Neighborhood Benchmarks?">
    Comps are a deal-specific valuation for one address, built from individual sales you can
    inspect and override. [Neighborhood Benchmarks](/features/neighborhood-benchmarks) are
    area-level market statistics for a census tract.
  </Accordion>

  <Accordion title="Why does the same property show a different value than last week?">
    Comps recalculate against the latest sales data, so new sales, aging sales falling past
    **Max Days Old**, or changed org rules can all move the value. Manual selections you saved
    are kept until you recalculate or change them.
  </Accordion>
</AccordionGroup>

## Limitations

* Properties outside your saved ZIP codes show an **Outside zips** badge and may not have live
  comps data until their area is refreshed.
* **Recalculate All** in settings refreshes Deal Pipeline and Deal Hub properties; Lookup
  properties refresh per property with **Recalculate**.
* Comp quality depends on the sales available in the market. Rural areas and thin markets
  produce fewer, looser matches and lower grades.
* Sales data comes from MLS records. Off-market transactions are not always captured, and
  distressed sales (foreclosures, short sales) can pull values down in some areas.
* Neighborhood similarity scoring relies on census tract data, which is not available for every
  area. Where it is missing, matching falls back to the distance and property filters alone.
* Outlier removal is intentionally conservative. In volatile markets it can occasionally drop a
  legitimate sale; you can re-include any removed comp manually with **Use comp**.