Printable cheat sheet

    Texas comparable sales adjustment cheat sheet

    Built for Texas sales agent exam prep. Adjust the comparable toward the subject, then reconcile from adjusted prices only.

    Use the calculator
    Core ruleAdjust the comparable

    The subject stays fixed. Move the comp toward the subject.

    Comp inferiorAdd

    If the comparable lacks something the subject has, add to the comparable.

    Comp superiorSubtract

    If the comparable has something better than the subject, subtract from the comparable.

    Same featureNo adjustment

    Do not adjust when the feature is already comparable.

    Net adjustmentAdd all signed adjustments

    Add positive and negative adjustments before adding to sale price.

    Indicated valueAdjusted comp prices

    Use adjusted prices, not raw sale prices. A simple average is only an exam-style shortcut.

    The exam setup rule

    1. Identify the subject and keep it fixed.
    2. Identify whether each comparable feature is inferior, superior, or the same.
    3. Add when the comparable is inferior.
    4. Subtract when the comparable is superior.
    5. Use adjusted comparable prices for the indicated subject value.

    Five worked examples

    Inferior comparable$415,000 comp lacks a $12,000 feature

    $415,000 + $12,000 = $427,000 adjusted price.

    Superior comparable$415,000 comp has an $8,000 superior feature

    $415,000 - $8,000 = $407,000 adjusted price.

    Mixed adjustments$415,000 comp, add $12,000, subtract $8,000, add $5,000

    Net adjustment is +$9,000. Adjusted price is $424,000.

    Reconciled valueAdjusted comps: $424,000, $416,000, $416,000

    Simple exam average: ($424,000 + $416,000 + $416,000) / 3 = $418,667. If the stem asks for reconciliation, follow its wording.

    Direction checkComparable is worse than the subject

    Add. The comparable would have sold for more if it were like the subject.

    Traps to check

    1. Do not adjust the subject property.
    2. Do not reverse the direction just because the subject is described first.
    3. Do not average raw comparable prices before adjusting them.
    4. Do not treat cost to install as the adjustment unless the question says so.
    5. Do not ignore whether the comparable is superior or inferior.
    6. Do not treat a classroom average as a professional appraisal conclusion.

    Sanity check

    1. Inferior comparable should move up after adjustment.
    2. Superior comparable should move down after adjustment.
    3. If two adjustments move in opposite directions, net them before adding to sale price.
    4. Adjusted comparable prices should usually cluster closer together than raw prices.
    5. If your adjusted value moves away from the subject feature, you reversed the direction.
    Practice the pattern Pass Texas drills sales comparison direction traps.

    Use the calculator, Math Coach, Trap Library, and Texas-specific questions at passtexasrealestate.com.

    Get Pass Texas

    Sources reviewed June 2026: TREC (Texas Real Estate Commission) Candidate Handbook, Pearson VUE Texas Real Estate testing materials, TRELA (Texas Occupations Code Ch. 1101), The Appraisal Foundation USPAP overview, and Pass Texas math framework. For exam prep only, not appraisal, legal, tax, brokerage, or valuation advice.

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