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. Platforms vary in their filters, their time windows, and their property type definitions, so a "median home price" on Zillow, Redfin, and Compass can produce three different numbers for the same neighborhood on the same day. None of those numbers are wrong; they are simply measuring different things.

Here's how I handle that across this site:

MLS Data (Accessed via Compass)

When I cite MLS data (which I access and filter through Compass), 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 compare my Glenvar Heights investment analysis with my spring market overview, the numbers for the same area may not always match. The cause is almost always a methodology choice: a trailing-12-month window versus year-to-date, an SFH-only filter versus all residential, or a CDP boundary versus a ZIP code. I try to note the specific filter in each article. If something still looks off, ask me. I would 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.