How Appraisers Compare a Lofts on Post Oak Home With Sales in Its Building

Fannie Mae's Selling Guide says comparable sales that include sales or financing concessions must be adjusted to reflect the impact, if any, on the sale price. The adjustment rests on the market at the time that comparable sold. A neighbor's closing that came with a seller-paid credit can still stand as a comparable for your unit, once the appraiser accounts for what the credit did to its price.

The words "if any" matter. The guide leaves room for a concession that had no effect on price, and it ties the judgment to the market when that home sold rather than today. For a seller here, the same logic runs forward. A concession you agree to in your own contract becomes part of the record the next appraiser reads for a home your size. Ask your agent which recent sales near your square footage closed with concessions, and how large each one was.

Yes, where the evidence supports it. Fannie Mae's Selling Guide says time adjustments, or the lack of them, must be supported by evidence. An appraiser who moves an older sale up or down for the passage of time has to show why. One who leaves it unchanged has to show that too. With few close matches inside one building, an older sale may be one of the three.

The building recorded 18 sales over the year to November 2026. Only part of that count sits near any one unit's size, so a same-size sale from earlier in the year can still be one of the closest matches. Before you list, ask your agent to date every sale behind the price and say whether the market moved since each one closed. The answer should point to sales on the record rather than to a general sense of the market.

The county values every home at once, while a lender's appraiser values one. The Texas Comptroller's guide says a mass appraisal sorts properties into classes using factors such as size, use, construction type, age and location. The district then uses recent sales to value typical properties in each class. Its figure sets the tax base, and it can sit some distance from a sale price.

The Comptroller's guide describes the sales comparison approach in terms close to a lender's: compare the property with similar ones recently sold, then adjust for differences. The difference is scale. A district valuing a whole class works from typical properties, and a single appraisal works from the few sales closest to one unit. For 2025, the county's certified values for the 350 homes here ran from $198,275 to $602,171, with $274,853 in the middle. The 2026 roll published on 27 September 2026 carried notice values for 346 homes, with $255,793 in the middle. Treat the county figure as one input.

Where the sales allow it, a match from your own part of the complex is the closer one. The site is an eight-story tower and a four-story mid-rise. A home of one size can differ between them in floor height, view and distance from parking and the elevators. The county roll does not say which part a home is in, so the listing, the floor plan or a visit settles it.

When you meet an agent, ask them to mark each comparable as tower or mid-rise and to say how they confirmed it. A sale whose place in the complex nobody checked is a weaker match, whatever its size. Where too few same-size sales come from your part of the complex, ask how the agent adjusted the others for floor and outlook, and which sales stood behind each adjustment.

Start with how close each comp is to your home. The Texas Real Estate Research Center says comps should be similar in size, type and age. At Lofts on Post Oak, every home is a condominium the county dates to 2003, so size does most of the sorting. Then read the adjustment lines for each comp, and the adjusted prices at the foot of the grid.

With 177 of the 350 homes on the county's 2026 roll under 1,000 square feet, a sale near your size is often on the record. Check that each comp on the grid is a closed sale, that its square footage comes from a record you can see, and that every adjustment has a reason written beside it. You can ask for a valuation of your home built this way, at no charge, before you choose a list price. Set it beside any number an agent gives you.