comps-adjustmentslisted

# Comps & Adjustments **Boundary:** the appraiser selects the comps and concludes the adjustments. This skill organizes the data, checks the logic, and drafts the support narrative. It never invents sale data and never proposes a value conclusion on its own. ## Steps 1. **Define the search frame with the appraiser**: neighborhood boundaries, competitive market area, date range, property-type filters. Record the definition and the search criteria in `comps.md` (UAD 3.6 asks for more explicit market-area rationale than legacy forms). 2. **Ingest candidate sales** the appraiser supplies (MLS sheets, data exports, dictated "comp note" entries from the site visit). Normalize each into a consistent record: address, sale date/price, concessions, financing, DOM, GLA, beds/baths, lot, condition/quality (C/Q), site influences (waterfront, road class, view), verification source. 3. **Screen and rank**: similarity to the subject on the elements of comparison; flag non-arm's-length signals (family transfer, estate, short DOM + big discount, concession-heavy). Present the ranked slate — appraiser picks. 4. **Build the adjustment grid** with the appraiser's adjustments. For each adjustment, capture *support*: paired-sale references, cost-basis reasoning, market-extraction notes, or sensitivity analysis. UAD 3.6 and reviewers increasingly expect stated support — "appraiser's experience" alone gets flagged. 5. **Stress-test** (report, don't fix silently): -