How I Source My Data

Every number on this site comes from somewhere, and I think you should know where.

Real estate data is messy. Different platforms use different filters, different time windows, and different property type definitions. A "median home price" on Zillow, Redfin, and Compass can show three different numbers for the same neighborhood on the same day. None of them are wrong. They're just measuring different things.

Here's how I handle that across this site:

Compass Data

When I cite Compass data, I'm pulling from closed single-family home (SFH) sales unless otherwise noted. This is my primary source for neighborhood-level analysis because it lets me filter by property type, lot size, and geography at a level of detail that public platforms don't offer.

Redfin and Zillow

When I reference Redfin or Zillow data, it typically includes all residential property types (SFH, condos, townhomes) unless I specify otherwise. I use these sources for broader market trend context and metro-level comparisons.

Miami-Dade County Public Records

Property tax data, lot sizes, permit history, and flood zone designations come from Miami-Dade County public records, accessed through the Property Appraiser's office and the county's open data portal.

Why Numbers May Differ Between Articles

If you read my Glenvar Heights investment analysis and my spring market overview, you might see slightly different numbers for the same area. That's usually because of one of three things: different time windows (trailing 12 months vs. year-to-date), different property type filters (SFH-only vs. all residential), or different geographic boundaries (CDP vs. ZIP code). I try to note the specific filter in each article, but if something looks off, ask me. I'd rather explain the data than leave you guessing.

A Note on Timeliness

Real estate data moves fast. I update the numbers on my neighborhood guides and key articles regularly, and each page shows a "last updated" date near the market data. If you're making a buying or selling decision, the most current numbers come from a direct conversation. That's what the consultation is for.

Ready to talk numbers? Call 786-223-1117 or Schedule a Consultation.