An appraisal is a structured argument, not a lookup. The comparable sales are the evidence; the adjustments are the reasoning that connects them to your property.
What gets adjusted
Square footage, lot size, garage spaces, condition, and date of sale all carry adjustments. So does location, which is why a home one street over can be a poor comp despite matching on paper.
Why identical homes differ
Two houses with the same floor plan can appraise several percent apart on condition and updates alone. The report will say so explicitly if you read the adjustment grid rather than only the final number.
The final figure is a conclusion. The grid above it is the argument, and that is the part worth reading.
