Can I share my own comps with the appraiser?
Can I hand the appraiser my own comparables and sway the valuation? Short answer: yes — but only if you do it the right way.
Why this matters in Milton, ON
Milton‘s market is fast, nuanced, and driven by local microtrends. A single new development, transit update, or school boundary change can shift comparable values across neighbourhoods. That makes good comps valuable — and dangerous if used poorly.
If you’re selling or refinancing in Milton, you want every tool that improves your appraisal in your corner. Providing comps can help. Done wrong, it can do nothing or even hurt your credibility. Here’s a direct, no-fluff playbook for handing comps to an appraiser and getting results.
What’s the difference: home inspection, appraisal, and comps
- Home inspection: Technical condition report. Problems found here affect repairs and buyer negotiations, not the appraisal directly — unless defects are severe.
- Appraisal: A professional estimate of market value used by lenders. Appraisers use market data, income approaches, replacement cost, and adjustments for differences.
- Comparable sales (comps): Recent, similar nearby sales used as the main input for an appraisal.
Comps inform the appraiser. They do not decide the value alone. Appraisers must verify comps and apply professional judgment.
Can you share your comps with the appraiser? Yes — and here’s the right way
- Be factual. Provide sale dates, sale prices, full addresses, MLS numbers, and links or copies of listings. Appraisers verify data. The easier you make verification, the more likely they’ll consider it.
- Focus on relevance. Choose comps within the same neighbourhood, similar lot size, similar age, and comparable finished living area. In Milton, pay special attention to school zones and recent infrastructure projects affecting specific pockets.
- Document adjustments. If a comp has a garage and your house does not, state that clearly. Appraisers will make their own adjustments, but showing you’ve thought through differences builds credibility.
- Avoid emotion. Don’t include wishful thinking, floor plans without verification, or anecdotes about neighbourhood desirability. Appraisers rely on measurable facts.
- Present cleanly. Use a one-page comps summary with columns: address, MLS #, sale date, sale price, living area, lot size, beds/baths, notable differences. Then attach supporting MLS sheets. Professional materials matter.
Why appraisers sometimes ignore seller-provided comps
- Unverifiable data. If dates or prices are wrong, the comp is useless.
- Poor match. A condo sold two years ago in a different neighborhood isn’t a comp.
- Conflict of interest concerns. Appraisers avoid anything that looks like pressure.
So your job is to remove those objections before the appraiser can make them.
How Milton specifics change the game
Milton has unique drivers that affect comparables:
- New builds vs. resale: Milton’s edge is ongoing development. New-build sales often show higher per-square-foot prices. When choosing comps, prefer resales unless you can justify new-build adjustments.
- Transit and Highway 401/407 influence: Proximity to highways and GO stations can swing values. Pick comps that match commuting access.
- Lot depth and backyard orientation: Many Milton neighborhoods have varied lot depths. A garage or premium lot can add significant value.
- School boundaries and planned schools: A rezoning or newly announced school near your property can influence buyer demand quickly. If your comps predate that announcement, note it.
Call these Milton modifiers. When you hand comps to an appraiser, highlight relevant modifiers and provide evidence (new school announcement links, city planning pages, or recent developer releases).
How to build comps that appraisers will respect (step-by-step)
- Pull MLS records for the last 3–6 months. In Milton’s active market use 3 months if the market is hot; extend to 6 months in a slower period.
- Filter to properties within 0.5–1 km for urban pockets, 1–3 km in suburban spreads. Keep properties with +/- 10–15% living area and similar lot attributes.
- Include closed sale price and date, not list price. Appraisers care about what actually sold.
- Add photos and highlight differences: finished basement, renovated kitchen, roof age, recent HVAC updates.
- Create a one-page summary + 2–4 supporting MLS sheets. Keep it professional.
If that feels like too much work, your listing agent or local realtor should do it. If you’re working with an agent in Milton, they should already have tight comps and local market context.
Where the appraiser gets skeptical — and how to avoid it
- Claiming unlisted private sales: Appraisers will verify. Provide proof: signed sale agreement or Land Registry data.
- Using outdated comps: Always use the most recent closed sales.
- Cherry-picking highest sales: Appraisers look for balanced samples. Offer a few comps that show a range — and explain why the higher or lower ones are relevant.
What to expect after you hand over comps
- Verification: Appraisers will check municipal records, MLS, or Teranet (for Ontario) to confirm sale prices.
- Adjustments: They’ll adjust prices for differences in lot, condition, and square footage.
- Final decision: They may accept, partially accept, or reject your comps. Even if they reject them, a well-documented submission improves your credibility.
Should you include home inspection results with your comps?
Yes. A home inspection and appraisal serve different purposes, but inspection reports can inform an appraiser about condition issues that merit adjustments. If the inspection uncovers major defects, provide a repair estimate or contractor quote. That helps appraisers make precise adjustments.
Mistakes sellers make when sharing comps
- Sending a raw list without proof
- Using out-of-area sales
- Ignoring condition differences
- Pressuring the appraiser with emails or calls — let the agent present the package professionally
Dos: be factual, prepared, and local. Don’ts: be emotional, vague, or pushy.
How a trusted Milton realtor helps (what your agent should do for you)
- Pull verified MLS data and Teranet/Land Registry confirmation
- Create a concise comps package with photos and adjustments
- Explain Milton-specific modifiers like new developments, school zones, and transit influence
- Deliver the package professionally to the appraiser and the lender
A strong local agent increases the odds your comps influence the appraisal.
Real examples (what works in Milton)
- Example A: A 4-bed detached in Beaty — similar lot, same school zone, sold 30 days ago. Result: Appraiser used it as a primary comp.
- Example B: A 3-bed townhome near new GO expansion — sale three months ago but different lot depth. Result: Appraiser adjusted for lot and accepted as a secondary comp.
These illustrate: proximity, recency, and documented adjustments win.
Quick checklist to hand to your appraiser right now
- [ ] One-page comps summary with MLS numbers
- [ ] 3–6 recent closed sales, within the right radius
- [ ] Photos and clear notes on differences
- [ ] Any inspection reports and contractor repair estimates
- [ ] Local evidence: school boundary changes, transit updates, development notices
Final direct advice
Handing comps to an appraiser is not a hack. It’s professional collaboration. Remove friction. Be credible. Be local. Do the legwork or hire a realtor who will. In Milton’s moving market, small, verifiable facts can change thousands off an appraisal.
If you want a comps package built for your Milton home — fast, verified, and lender-ready — contact a local expert who knows the neighborhoods, schools, and recent sales. Email tony@sousasells.ca or call 416-477-2620. Visit https://www.sousasells.ca for a sample comps package and next steps.
FAQ
Q: Will giving comps force an appraiser to use them?
A: No. Appraisers must verify and rely on their professional judgment. But carefully chosen, well-documented comps increase the chance they’ll be used.
Q: Can I give private sale information as a comp?
A: Yes, with proof. Provide signed agreements or Land Registry results. Without proof, appraisers typically ignore private sales.
Q: How many comps should I provide?
A: Offer 3–6 strong comps and 1–2 secondary options. Fewer than three reduces credibility; more than six can be noise.
Q: Do appraisers prefer listings or closed sales?
A: Closed sales. List prices don’t equal market value.
Q: Should I include renovated properties as comps?
A: Only if you adjust for renovations. Document what changed and provide contractor invoices if possible.
Q: How recent should comps be in Milton?
A: In a hot market like Milton, use sales from the last 3 months. In slower markets extend to 6 months.
Q: Can a home inspection lower an appraisal?
A: It can if the inspection reveals serious structural or safety issues. If it finds minor issues, appraisers may note them but not change value materially.
Q: Who should deliver the comps to the appraiser — me or my realtor?
A: Your realtor. Appraisers view agent-submitted packages as more credible and professional.
Q: What if the appraiser rejects my comps?
A: Ask why. If you have stronger evidence (Teranet/Registry), present it. You can request a review or a second appraisal through your lender.
Q: How do Milton-specific factors affect value?
A: Transit access, highway proximity, new developments, lot depth, and school boundaries are major Milton modifiers. Highlight them in your submission.
Contact for a verified Milton comps package: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
If you want a ready-to-send comps package tailored to your Milton property, reach out. We’ll build it, verify the records, and format it for the appraiser.
