Distance, gla, age, size of lot, and schools.

City: 1/2 mile or less

surburban-1 mile max

rural- < 3miles

size- must be +/-10 to 15%

age- should be close to 10 years or so

lot size-+/- 20% 

School quality should be equivalent

You must be new. The last few years my # is very much gospel.  No lenders have disagreed with me for a long time.   As for sellers I will not budge on the price much.  When they are unreasonable I do not represent them...

Do not be afraid, comps don't lie. If you have trouble finding good comps for the subject, expand your search and inform your client of such.

I research comps daily for my buyers, so its routine, nervous no.  The more you do them the less nervous you'll become. I'd meet with an appraiser and learn what they do. My comps became so much more accurate after I befriended one of our local appraisers (back when we could still order appraisals). 

If you're not nervous about reaching out to me privately next week, I'd be happy to help you as I imagine the principle of comps is the same in all 50.

I'm away this weekend and today, but feel free to contact me next week.

I don't get nervous more aggravated when I can't find much to work with during a CMA.  

Proximity of subject to comparable

Square footage

Bed rooms

Full baths

Half baths

Total rooms

Year built

Pool

Other amenities

Nervous?

Not at all. 

Keep in mind, the buyer and seller have also done their research. They know the wrong numbers. Sillow. The know the low number - Tax. The know what the neighbors house sold for which is always a lesser house. 

The listing agent has done their research using methods described by others.

The issue is not coming up with the numbers, it is knowing what the client is thinking and validating their conclusion then skillfully getting them back to reality.

Remember, you are simply presenting another set of number following or to be followed by other agents. That should suggest behind success lies another dimension.

I complete 2-4 bpos a day so pulling comps are 2nd nature. My criteria on average is homes within 20% in size, 20 years in age and 1 t o 3 then 5 miles in distance. Always searching the same neighborhood first. then adjusting for difference.

RPR can help you with this.

Nothing to be nervous about, though sometimes they are hard to find.

Thank you,  great answers, you guys are so helpful. 

why are you nervous? are you unfamilar with the area?