How to fill Sales Comparison Approach - Summary Calculations and Reconciliation
Use this tutorial after the URAR has already been created and you are working inside Sales Comparison Approach. This article focuses only on Summary Calculations and Reconciliation.
Before you begin
Before you begin, open the URAR report. Open Sales Comparison Approach. Confirm the subject property data has been reviewed.
Gather MLS sheets, public records, listing history, inspection notes, photos, maps, and any other comparable support. Confirm which comparable sale, listing, or pending sale you are editing. Treat any AI-filled or copied values as drafts until you verify them.
Open the Summary Calculations and Reconciliation area
In Sales Comparison Approach, find Summary Calculations and Reconciliation. Expand the area if it is collapsed. Review the subject column first.
Review each comparable column from left to right. Note any missing fields, stale copied values, or validation messages.
Review the main items
net adjustments. gross adjustments. adjusted sale prices.
range of indications. selected indication. reconciliation commentary.
Complete the subject row or subject details
Confirm the subject value is correct before adjusting comparables. Use the matching subject section when available. Correct the subject value if it conflicts with another URAR section.
Add a short explanation when the subject value requires judgment. Save the subject update before moving to comparable entries.
Complete each comparable
Start with Comparable 1. Enter the value from the best available source. Confirm the source date is appropriate for the assignment.
Repeat the same review for each additional comparable. Leave a row blank only when it is not applicable and the report allows it. Do not copy a value across comparables unless the source supports it for each property.
Add notes or commentary when the data source is limited.
Enter adjustments when needed
Compare each comparable against the subject. Decide whether the difference is market-relevant. Enter an adjustment only when the difference affects comparison or value.
Use positive and negative adjustments consistently. Confirm the adjustment is supported by market evidence, paired sales, regression, extracted support, or appraiser analysis. Add commentary for adjustments that need explanation.
Check consistency
Compare this area against the related URAR section. Confirm comparable addresses, sale facts, physical facts, and adjustments do not conflict with other rows. Confirm exhibit photos and maps support the comparable data.
Confirm custom rows are named clearly. Remove duplicate rows that do not add useful analysis.
Resolve validation messages
During validation, review any validation errors in this area. Fix errors before warnings. Correct the field named in the validation message.
Save the change. Re-run validation or refresh the validation panel. Repeat until the area has no unresolved errors.
Final review
Read the subject and comparable entries from left to right. Confirm each adjustment has a clear reason. Confirm the adjusted indications still make sense.
Confirm this area supports the final Sales Comparison Approach conclusion. Move to the next Sales Comparison area only after the data and adjustments are consistent.
Field note
Complete detailed rows first, then use this section to review whether the adjusted indications make sense.