That is an average. Appraisers don’t average. They pick the ones closest and measure up or down according to the features of the comps. Something that is on a dead end street is worth more than the same house on a busy street. B edrooms and baths matter. Additional features matter. It’s an art-not a science. After you have been doing it awhile, you get the hang of it. you also can’t go back more than 3 months and no more than a mile away. This is ok to get a general idea but to be really sure, you need to visit the comps. Neighborhoods change block to block. Major streets also become neighborhood boundaries.
I like to use Redfin. I can see pictures and read what the realtor said. Then i know exactly what mine has to look like in order to get top price. Once again, i don’t average- i pick the few that are closest to the subject in beds and baths and sq footage.
When i present an offer to a seller, then i average.
