We price off what closed
An asking price is an opinion. A closed sale is a fact with a document number behind it. Where we only have an ask, we say so on the page.
Every number on this site comes from county records, signed leases and closed sales — not from asking prices and not from a national model. This is where you can read it, check it, and catch us if we are wrong.
The market is full of estimates with no visible parents — a price that is really an asking price, a rent that is really a national average, a “homes sell fast here” that counts the listing that quietly relisted. We would rather show our work and be argued with.
An asking price is an opinion. A closed sale is a fact with a document number behind it. Where we only have an ask, we say so on the page.
What a landlord hopes for and what a tenant signed are two different numbers, and only one of them is evidence.
Reports carry county deep links. If a seller claims a new roof and no permit backs it, the report says CLAIMED and keeps saying it.
Most of this is open with no signup. Brainiac’s Corner asks for a name and an email because it is the deepest thing we give away.
City scoreboard, fastest-growing and cooling cities, where buyers hold the power, died-on-the-market, best month to sell, furnished / new-construction / waterfront / pool premiums, records.
For: Agents, sellers, investorsOpen →Open to everyoneMedian prices, rents, what is actually selling and who is moving in. Rebuilt from live data on the first of the month; old editions stay up so the market can be read forward.
For: Everyone — this is our SEO engineOpen →Open to everyoneWhat we have actually closed.
For: Sellers and agentsOpen →Open to everyoneEvery county-to-county move we can trace, from IRS migration data. Households that actually moved and the income they brought — not survey answers.
For: Relocators, investors, sellersOpen →Open to everyoneEvery agent in Miami-Dade, Broward and Palm Beach ranked off real closed MLS sales. Proves we outsell whoever else they are interviewing.
For: Agent recruiting — the free rank-lookup hookOpen →Open to everyoneThe seasonality board inside Brainiac's Corner: which month actually clears the highest price, by city.
For: Sellers who think they must move nowOpen →ClientsWhere we can honestly answer a zoning or permit question, and where we cannot. Publishing our own limits.
For: EveryoneOpen →Open to everyone means no signup, no email. Free account means a name and an email address, and the output is watered down — no owner names, no exact addresses. Clients unlocks when a representation agreement is signed; that is what the commission buys. Our agents is for licences that hang with us. We never sell or license these out.
Built out 2026-08-03 from the review notes.
Every data story we publish, laid out as a visual table of contents. Pick a card and fall in.
Browse the boards →The counts, the counties, and where our coverage honestly stops.
Coverage, declared →Market Pulse and every report we have published. Old editions stay up on purpose - the record is the point.
The archive →Zoning reaches about half of Miami-Dade parcels and far less of Broward and Palm Beach. Where we hold nothing, the report says we have not checked — it never reports “nothing found”.
“Fully renovated, new roof” is tagged CLAIMED until a permit or a record backs it. We would rather print a conflict than a clean-looking answer.
When the sales approach and the income approach point somewhere different, you see both numbers and the reason. Averaging them would hide the argument that matters.
The coverage and source-data estimates above come from our latest successful measurement. See the counting method. We may not have the exact or perfect answer on every property, and there will be mistakes. Treat what you see as a heads-up on what MIGHT be there — not a fact, and not advice. Do your own due diligence and verify anything you plan to act on.
If we are representing you, or you would like us to, you can talk it through any time with our own AI at 561-359-1115, or reach a person in the office at 954-228-5001. Everyone here owns property, so we understand what you are looking for.
If our number is wrong we would rather hear it from you than from a client.