One curates comps
the other grades them for you
ChatARV and Propera both turn an address into comps, an ARV and an offer. ChatARV hands you more control over the comp set. Propera makes the calls for you, grades every comp, and answers in about 15 seconds.
ChatARV is the broader product and Propera is the narrower one, and which you want depends on how much of the comp work you enjoy doing. ChatARV surfaces comps for you to review, lets you add custom instructions, swap in your own through a manual search, and adjusts comp sale prices for differences it finds. It also generates contracts, keeps a buyers list, and covers turnkey and BRRRR alongside wholesale and flip. Propera does less on purpose: it selects the comps itself, grades each one for the condition it sold in and for whether the sale was a genuine retail transaction, verifies the recorded sale price against a second public source, and returns the ARV in about 15 seconds rather than about a minute, at $49 a month rather than $89. One gives you control. The other gives you a decision.
Side by side
| Capability | Propera | ChatARV |
|---|---|---|
| Built for | Producing a decision fast | Producing a deal workspace you steer |
| Comp selection | Selected for you by a fixed method, because hand-picking is where you get slowed down and bias creeps in | Surfaced for review, with custom instructions and manual search |
| Comp condition grading | Renovated, Partially Updated, Dated or Rough, and weighted accordingly | Not described |
| Retail vs non-retail sales | Every comp graded automatically, and weighted by the result | Not described |
| Sale price verification | Second public source, failures excluded | Not described |
| Comp price adjustment | Yes, each comp adjusted toward renovated-equivalent on its condition grade | Yes, for differences it finds, with configurable settings |
| Time to an ARV | About 15 seconds, including verification and grading | About 1 minute |
| Confidence score on the ARV | Yes, reflecting how hard the comps were to find | Yes, with an explanation tooltip |
| Repair estimate | Itemized, generated from a plain-language description | Repair estimate chatbot, with costs you adjust |
| Price | From $49 per month | From $89 per month |
Scroll the table sideways to see every column.
ChatARV capabilities taken from ChatARV's own public pages, checked September 7, 2026. Plans and features change; verify anything that matters to your decision before you buy. "Not described" means the capability is not part of that product's published description of itself, which is not the same as proof it is absent.
Control or a decision. Pick the one that fits your day.
ChatARV lets you steer the comp set. Propera decides it. Neither is automatically right, and the honest question is how many deals you are pricing per week.
ChatARV surfaces comps, takes custom instructions about which ones to prefer, lets you swap in your own through a manual search, and takes your feedback on whether a comp was good. It then adjusts sale prices for the differences it finds, with configurable settings behind that. If you know a street well enough to say which sale belongs and which does not, that control is worth something, and Propera does not offer it: comp selection here is not user-editable.
Propera takes the opposite position, and adjusts on its own axis. Every comp is graded for the condition it sold in and for whether the sale was a genuine retail transaction. Its price per square foot is then adjusted toward renovated-equivalent according to that grade, and weighted by how confident the grade is, so a dated sale still contributes rather than being thrown away or taken at face value. The recorded sale price is verified against a second public source, and comps that fail are excluded rather than presented for you to catch. The number comes back in about 15 seconds. Curation is also where bias enters. The comps you keep tend to be the ones supporting the number you already had in mind, and that is not a discipline problem, it is how judgment works under time pressure. On a lead list of forty, curating every set is the bottleneck. On one deal you know intimately, it is the point.
Not all comps deserve equal weight
A renovated sale and a distressed sale on the same street support very different values. Propera grades every comp on the condition it sold in and on whether the sale was a genuine retail transaction, adjusts its price per square foot toward renovated-equivalent based on that grade, then weights it by how confident the grade is. A dated sale still counts, at what it is worth.
“I like that [Propera's] ARVs have confidence levels.”
Which one you should actually pick
Stay with ChatARV if
- You want to choose the comps yourself, or tell the tool which ones to prefer
- You want comps adjusted on attributes beyond condition, and configurable adjustment settings
- You want listing photos and remarks in front of you while you work
- You need contracts, a buyers list or turnkey and BRRRR calculators in the same tool
Switch to Propera if
- You are pricing a lead list and curating each comp set is the bottleneck
- You want comps graded and verified rather than surfaced for you to vet
- Fifteen seconds against a minute matters because you are on the phone with a seller
- You want new CRM leads underwritten automatically as they arrive
Questions people ask
How is Propera different from ChatARV?
ChatARV surfaces comps for you to review, accepts custom instructions about which to prefer, and lets you search for your own. Propera selects them itself, then grades each one for the condition it sold in and for whether the sale was a genuine retail transaction, and verifies the recorded sale price against a second public source before it counts. The trade is control against speed and consistency: ChatARV gives you the steering wheel, Propera applies the same method to every deal in about 15 seconds.
Which one is more accurate?
Accuracy varies by market. Both tools depend on what has recently sold near the property, and neither can be better than the comps available in your area. What does not vary is method, so that is the thing worth comparing. Propera verifies each comp's recorded sale price against a second public source and drops the ones that fail, grades every comp for the condition it sold in and for whether the sale was genuinely open-market, then adjusts each price per square foot on that grade. ChatARV surfaces the comps for you to curate and adjusts for the differences it finds. Run an address you already know through both and compare the comp sets rather than the headline numbers, because that is where the difference actually lives.
What does ChatARV do that Propera does not?
They answer different questions. ChatARV puts more around the number: listing photos and remarks to read, comps to pick through, contracts, a buyers list, and turnkey and BRRRR calculators alongside wholesale and flip. Each of those is another screen or another decision between the address and the offer. Propera puts all of its effort into the step none of that replaces, which is producing a number that survives a buyer checking it. If you want a number you can stand behind, that is what ours is built to produce.
Does Propera adjust comp prices, or just weight them?
Both, and they are separate steps. Each comp's price per square foot is adjusted toward renovated-equivalent based on the condition it sold in, so a dated sale is not compared directly against a finished one. Each comp is then weighted by how confident the condition grade is, so a clear-cut grade counts for more than an ambiguous one. Outlier trimming runs on the adjusted figures, which means a comp is only discarded for being genuinely unexplainable rather than for being in worse condition than its neighbors.
Where are the listing photos?
One click away. MLS photos and listing remarks are copyrighted, so Propera does not republish them. Instead every address on the report, the subject and every comp, links straight through to its Zillow listing, so you are looking at the source rather than a copy of it. The report itself carries a street view of the subject and the comp data.
Do either of them need MLS access?
No. Both work from an address without MLS membership, which is what makes either usable in markets where you do not hold a subscription. Comp quality follows sales density for both, so rural properties are the weak case regardless of which you use.
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