Method and sources

Arm's-length sales. The roll codes each recorded deed. Sales coded 01 and 02 are qualified, meaning between unrelated parties on market terms; for Golden Beach, code 03, an arm's-length sale where the property changed before 1 January, is also counted. Other codes, such as transfers by executors or deeds for nominal sums, are left out of medians.

The two-sale limit. The roll keeps only each parcel's two most recent sales, and deeds that close long pre-construction contracts can fall outside the arm's-length code. Sale counts are therefore floors, not full tallies.

Windows. Sales are counted for 2025 to mid-2026; each page states its own months, because the roll's latest recorded month differs by building.

Medians, not averages. Prices are reported as medians and counts by price band. The site's threshold for the top of the market is a recorded sale of five million dollars or more. On the Golden Beach pages, figures resting on fewer than three sales are withheld.

Area and price per square foot. Price per square foot divides a sale price by the living area the county records. The county and the developers measure area under different rules, so their figures do not compare directly. Comparisons between buildings use the median over all arm's-length sales of each building.

Just value. The county appraiser's estimate of market value is an appraisal for tax purposes, not a price, and is labeled as such everywhere.

Conversions. Areas are given in square feet with square meters in brackets, and the other editions put square meters first; converted prices per square meter are rounded to the nearest hundred dollars. Dates are written out in full, and every amount is in US dollars, never converted at an exchange rate that would date.

Privacy. No unit number, house address or owner name stands next to a price anywhere on the site, and a figure resting on fewer than three sales is not shown. A sale plainly out of line with its residence's value is left out of the medians, and the page says so.