How Do I Get Accurate Comps in a Non-Disclosure State Like Texas?

How do I get accurate comps in a non-disclosure state like Texas? This is the first question almost every wholesaler and investor asks once they realize Texas doesn't publish sale prices the way most other states do. In a non-disclosure state, public records confirm that a property sold, but never for how much — which makes old-school comping unreliable unless you know exactly where to look. The good news: with the right data sources and a bit of verification, you can still build a defensible After Repair Value (ARV), the estimated resale value once repairs are complete, and hand a seller a confident offer, sometimes before they've finished their coffee.

Why Comping Gets Hard in Texas and Other Non-Disclosure States

Texas is one of twelve non-disclosure states in the U.S., alongside places like Louisiana, Wyoming, and Mississippi. In these states, deed records confirm that a sale happened, but the actual price stays off the public record. As a result, the county appraisal district numbers you'd lean on in a disclosure state simply don't exist here.

For wholesalers, this matters because speed and accuracy both depend on comps — recently sold properties similar in size, age, and condition, used to estimate a property's current market value. Similarly, investors running fix-and-flip or buy-and-hold numbers need that same comparable sales data. Without public sale prices, pulling comps the old way (driving the neighborhood, calling an agent, or guessing from tax-assessed value) becomes unreliable fast.

In particular, Texas county appraisal district values often lag the real market by a year or more and rarely reflect condition. Consequently, an investor who relies only on assessed value risks either overpaying for a property or scaring off a seller with a lowball number. Furthermore, because county data looks official, it's easy to trust it more than it deserves — which is exactly how costly comping mistakes happen.

That's why most serious investors in non-disclosure states use a data source that sits closer to the Multiple Listing Service (MLS) — the private database real estate agents use to list and track home sales. MLS-sourced data captures the real closing price, even when the county doesn't. Therefore, the real question isn't whether non-disclosure makes comping harder — it does — but how you work around it.

How Do I Get Accurate Comps in a Non-Disclosure State Like Texas?

Short answer: You get accurate comps in a non-disclosure state like Texas by pulling transaction data from an MLS-connected source or an AI comping platform, verifying square footage and condition against public records, and cross-checking at least four to six recent, nearby sales — not by relying on county tax records alone, since Texas doesn't require sale prices to be made public.

Getting accurate comps in a non-disclosure state like Texas is less about finding one magic data source and more about stacking several reliable ones. Above all, you want sold data that reflects real closing prices, not list prices or assessed values.

In practice, that means three layers. First, MLS-connected data — either through your own agent relationship or a platform with MLS data-sharing agreements — gives you the closest thing to ground truth. Second, public records such as deed transfers, permits, and square footage from the appraisal district help you confirm a comp is actually similar, even when they don't show price. Third, local market knowledge — recent days-on-market, pricing trends, and buyer demand — helps you judge whether a comp is still relevant today.

This is exactly the gap AI-powered platforms were built to close. Instead of manually requesting data from an agent or guessing from an automated estimate, a tool like ChatARV aggregates MLS-sourced transaction data across a wide set of providers, including coverage built specifically for non-disclosure states. For a deeper breakdown of the mechanics, see this guide on running comps without MLS access.

What Is a Non-Disclosure State?

A non-disclosure state is a state where the final sale price of a property isn't required to be recorded in public deed or county records. Texas, along with eleven other states, falls into this category, which means the appraisal district shows a transfer occurred but not for how much.

In contrast, disclosure states publish sale price as part of the recorded deed, making public tax records a reasonably reliable comping source. Because Texas doesn't, investors need to replace that missing piece with other data: MLS records, agent-reported figures, or an AI platform with direct data-sharing agreements supporting real estate appraisal work.

Step-by-Step: Pulling Reliable Comps Without Public Sale Prices

Whether you do it manually or with software, the underlying process for comping in a non-disclosure state follows the same five steps.

1. Pull MLS-sourced sold data. Start with transaction data from an MLS-connected source or an AI comping platform, since this is the only place closing prices in Texas are reliably recorded.
2. Narrow by proximity and recency. Filter down to properties within roughly half a mile to one mile that sold within the last three to six months, so the numbers reflect current market conditions rather than outdated pricing.
3. Adjust for condition and features. Compare square footage, bedroom and bathroom count, lot size, and overall condition, then add or subtract value for meaningful differences between each comp and the subject property.
4. Cross-check with a second source. Verify your top comps against county permit records, agent remarks, or listing history to confirm the sale was arm's-length and the property details actually match.
5. Calculate the ARV range and build your offer. Use the adjusted comps to set a realistic After Repair Value range, then work backward to a Maximum Allowable Offer that protects your margin across whichever exit strategy you choose.

Where ChatARV Fits Into Non-Disclosure State Comping

Manually running those five steps takes real time — typically 20 to 30 minutes per property once you include research, adjustments, and double-checking. That's where ChatARV, an AI deal-analysis platform, changes the math for wholesalers and investors working in Texas and the other eleven non-disclosure states.

Type in a property address, and ChatARV reviews hundreds of nearby properties to surface the top six comparable sales in about 60 seconds, weighing proximity, recency, and condition. It then automatically adjusts for square footage, bedroom and bathroom count, lot size, and condition, and produces an ARV range alongside an as-is value. Because it pulls MLS-sourced transaction data across a wide set of providers rather than a single feed, it can show comps in non-disclosure states where county records alone fall short. More than 20,000 active users across the U.S. currently rely on the platform, according to company figures.

Every report also includes a full exit-strategy breakdown: wholesale Maximum Allowable Offer, flip profit, buy-and-hold cash flow, and BRRRR (Buy, Rehab, Rent, Refinance, Repeat) projections. As a result, investors can see not just a number, but exactly which comps and adjustments produced it — which matters when defending a price to a seller or a cash buyer.

In practice, this is why daily users say they can give sellers a real offer on the same phone call instead of promising to "run the numbers and call back." When a deal changes — say, a walkthrough reveals more repair work than expected — the report recalculates instantly instead of forcing a redo from scratch. For more on building shareable, as-is comp reports, see this breakdown of as-is comp reports.

Common Mistakes Investors Make When Comping in Non-Disclosure States

Even experienced investors fall into predictable traps when county records don't show price. Recognizing these early can save a deal — or a few thousand dollars of margin.

First, relying solely on tax-assessed value is a common misstep, since Texas appraisal districts often lag the market by over a year. Second, pulling comps from a single source, like one agent's memory or a public listing site, limits accuracy because it misses the broader pool of recent sales. Third, ignoring condition differences — treating a renovated home and a distressed one as equal comps — skews the ARV in either direction. Finally, some investors skip updating comps after the walkthrough. However, repair scope almost always changes the numbers, so a comp set that looked solid at first contact can go stale fast.

"I'm on it every day… I can give sellers an offer on the same call."

Manual Comping vs. AI-Powered Comps: A Quick Comparison

Here's how the two approaches stack up when the deal is in a non-disclosure state like Texas.

Frequently Asked Questions About Getting Accurate Comps in a Non-Disclosure State

What is a non-disclosure state?

A non-disclosure state is a state where recorded deeds don't have to include the final sale price, so public property records show that a transfer occurred without revealing the amount. Texas is one of twelve states that works this way, which is why standard county data can't be used alone for comping.

How do I get accurate comps in a non-disclosure state like Texas?

You get accurate comps in a non-disclosure state like Texas by combining MLS-sourced transaction data with condition-based adjustments, then cross-checking against public permit and listing records. Platforms built for non-disclosure states, such as ChatARV, automate this process in about a minute instead of 20 to 30 minutes of manual work.

Why doesn't Texas require real estate sale prices to be disclosed?

Texas law simply doesn't mandate that sale prices be included in recorded deeds, unlike most other states that do require disclosure, according to the National Association of Realtors. As a result, appraisal districts estimate value using formulas and limited sales data rather than verified closing prices.

How long does it take to pull comps without MLS access in Texas?

Manually gathering and adjusting comps without MLS access typically takes 20 to 30 minutes per property once you factor in research and verification. With an AI comping platform, the same process usually takes about 60 seconds.

How much does it cost to access non-disclosure state comp data?

Costs vary widely, from free but limited public listing sites to paid MLS access through an agent relationship, to subscription-based AI platforms built specifically for investors. Many wholesalers find a dedicated comping tool more cost-effective than paying per-report fees for every single deal.

What's the difference between tax-assessed value and ARV in Texas?

Tax-assessed value is a county's own estimate used for property tax purposes and often lags the real market by a year or more. After Repair Value, in contrast, is a forward-looking estimate of what a property will sell for once repairs are complete, based on recent comparable sales rather than assessment formulas.

What mistakes do investors commonly make when comping in non-disclosure states?

The most common mistakes are relying only on tax-assessed value, pulling comps from a single source, and ignoring condition differences between the subject property and its comps. Skipping a recalculation after the walkthrough is another frequent error, since repair scope changes almost always shift the numbers.

How many comps should I use for an accurate ARV?

Most experienced investors use at least four to six comparable sales, chosen for proximity, recency, and similar condition. Fewer than that makes the average less reliable, while more than six rarely adds meaningful accuracy if the comps are well-chosen.

Can I use Zillow or Redfin estimates for Texas comps?

Automated valuation estimates can offer a rough starting point, but they're not built on verified MLS data and tend to be less accurate in non-disclosure states. They're best treated as a sanity check rather than a primary comping source for an offer.

Which states besides Texas are non-disclosure states?

Along with Texas, non-disclosure states include Alaska, Idaho, Kansas, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Utah, and Wyoming. Each one presents the same core challenge: county records confirm a sale without revealing its price.

How does ChatARV get sale price data in non-disclosure states?

ChatARV pulls MLS-sourced transaction data across a wide set of data providers, giving broader coverage than a single-source manual search even where county records stay silent on price. This is built directly into the platform, so investors don't need their own MLS access to run a report.

What is a Maximum Allowable Offer (MAO) and how does it relate to comps?

A Maximum Allowable Offer is the highest price an investor can pay for a property and still hit their target profit, calculated from the ARV, estimated repair costs, and desired margin. Because MAO is built directly on top of the comps, inaccurate comps lead straight to an inaccurate — and risky — offer.

How do I verify repair costs alongside my comps?

Repair costs should be estimated from a walkthrough or photos, then checked against local contractor pricing rather than guessed from the comps alone. Once repair scope is set, recalculate it against the ARV any time new information comes in, such as discovering a needed roof replacement.

Is it possible to get accurate comps without any MLS access at all?

Yes, it's possible, though it requires using a platform or data provider with its own MLS data-sharing agreements rather than relying on your personal access. This is exactly the gap that AI comping tools were built to close for investors who don't hold an agent license.

How often should I update my comps during a deal?

Comps and the resulting ARV should be updated any time new property information surfaces, particularly after an in-person walkthrough reveals the real repair scope. Deals can shift by tens of thousands of dollars once true condition is known, so a quick recalculation protects your margin.

Ultimately, if you've been asking how do I get accurate comps in a non-disclosure state like Texas, the answer comes down to data, verification, and speed. Texas and the other eleven non-disclosure states hide sale prices from public record, but they don't make accurate valuation impossible — they just make manual comping slower and less consistent. By pulling MLS-sourced data, adjusting for condition, cross-checking with public records, and recalculating the moment new information shows up, you can build a defensible ARV and a confident offer on nearly any property. Tools such as ChatARV were built specifically to compress that process into about 60 seconds, so wholesalers and investors can hand a seller a real number before the conversation ends. If regulatory changes affect how you structure that offer, it's also worth reviewing this rundown of new wholesaling laws in 2026. Whichever method you choose, treat comping as a discipline, not a guess, and the non-disclosure label on Texas property records will stop being a roadblock.