Printable cheat sheet

    Florida comparable sales adjustment cheat sheet for 2026

    Built for Florida sales associate exam prep and reviewed June 21, 2026. Adjust the comparable toward the subject, apply the signed net adjustment, and reconcile from adjusted prices only.

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    Core ruleAdjust the comparable

    The subject stays fixed. Move the comparable sale price 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 that feature already matches the subject.

    Net adjustmentAdd all signed adjustments

    Combine positive and negative adjustments before adding the net amount to sale price.

    Indicated valueAdjusted comp prices

    Use adjusted prices, not raw sale prices. A simple average is only an exam-practice 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. Net all signed adjustments before applying them to sale price.
    6. Use adjusted comparable prices for 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$390,000 comp, add $10,000, subtract $6,000

    Net adjustment is +$4,000. Adjusted price is $394,000.

    Reconciled valueAdjusted comps: $412,000, $416,000, $418,000

    Use the adjusted range. A simple exam average is $415,333, but a stem may ask for a reconciled value.

    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 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 probably reversed the direction.
    Practice the patternPass Florida drills appraisal and sales comparison direction traps.

    Use the calculator, Math Coach, Trap Library, and 1,002 Florida-specific questions in the Pass Florida app.

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    Sources reviewed June 21, 2026: DBPR Real Estate Sales Associate Candidate Information Booklet, DBPR Examination Information, Pearson VUE Florida Real Estate testing materials, F.S. 475.611 appraisal definitions, The Appraisal Foundation USPAP overview. For exam prep only, not appraisal, legal, tax, brokerage, CMA, BPO, or valuation advice. Product note. Pass Florida is our Florida-specific exam prep app. It is independent exam prep, not a DBPR-approved course, broker, appraiser, appraisal management company, tax adviser, Pearson VUE scheduler, or guarantee of a passing score.

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