How I Source My Numbers

Q: Where do the numbers on your site come from?

From Beaches MLS closed sales and active listings for the community or town named on the page, pulled on the date shown next to the stats. I publish them as plain text so the date and the figure stay tied together.

When I share a median sold price, days on market, or months of supply for a Treasure Coast town or neighborhood, I want you to know exactly where that number came from, how fresh it is, and what it does not mean.

This page explains my method. It does not publish market figures.

Where the numbers come from

The market numbers I share in my market reports, CMAs and posts come from Beaches MLS closed sales and active listings for the community or town in question.

Closed sales are homes that went under contract and closed. I use those for median sold price, median price per square foot, days on market, and cash share.
Active listings are homes currently for sale. I use those, together with recent closed sales, for months of supply.
Every set of numbers I share carries the date it was pulled, for example “Pulled Nov 9, 2026.” If you do not see a date, ask me and I will pull a fresh one.

I do not invent figures, and I do not load stats with a script that can change after you leave the page. What you read is plain text tied to a dated pull.

What each number means (plain words)

Median sold price. Line up every closed sale in the set from lowest to highest price. The middle one is the median. Half sold for less, half sold for more. It is not an average, so one very high or very low sale does not swing it as hard.

Median price per square foot. Same idea, using sold price divided by living area for each closed sale, then taking the middle result. Useful when homes in a community vary in size.

Days on market. How many days a home was listed before it went under contract (or closed, depending on the MLS field available for that pull). The median days-on-market number for a community is the middle result across those sales.

Months of supply. A snapshot of how long it would take to sell the current active inventory at the recent pace of closed sales. Roughly: active listings divided by recent closed sales per month. Lower supply usually means a tighter market for buyers; higher supply usually means more choices and more time.

Cash share. The share of closed sales in the set that were marked as cash (no mortgage) in the MLS. It is a useful feel for who is competing in that community, not a prediction for your offer.

How I keep the numbers honest

Single-family and condo, shown separately. I break out single-family and condo (and townhome when the data is clean enough to separate) instead of mixing them into one number. A condo median and a single-family median answer different questions. Mixing them can make a community look cheaper or more expensive than the home type you actually care about.

Fewer than five sales. If a community has fewer than five closed sales in the window I am using, I still show the count, but I do not publish a median. A thin sample is too easy to misread as a market. Small samples belong in a conversation, not as a headline number.

Refresh at least every three months. I refresh published stats at least every three months, and sooner when the market moves or when I am updating that page for another reason. The pull date on the page is the date that matters.

Dated pulls, plain text. Each stats line carries its pull date. No hidden script swaps the number after you load the page.

A community median is not your home’s value

A median is a community snapshot. Your home’s value depends on condition, updates, lot, view, flood zone, HOA or condo docs, recent nearby sales, and what a ready buyer will pay for your address.

If you want a number for your home, start here: What’s my home worth?

I will walk the comps with you. No pressure, just a clear read.

MLS disclaimer

Market statistics are based on information from Beaches MLS for the stated time window and pull date. MLS data is believed to be reliable but is not guaranteed and may be incomplete or change after the pull. Figures are for general information only. They are not an appraisal, a CMA by themselves, or a promise of what any specific property will sell for. Always confirm details that matter to your decision with a licensed professional and the original listing or public records when needed.

FAQ

Where do the numbers on your site come from?

From Beaches MLS closed sales and active listings for the community or town named on the page, pulled on the date shown next to the stats. I publish them as plain text so the date and the figure stay tied together.

Why do you show single-family and condo separately?

Because they are different products. A mixed median can hide what is happening in the home type you are actually buying or selling.

Why is there no median when there are only a few sales?

With fewer than five closed sales in the window, a median can mislead. I show the sale count and talk through the comps with you instead of posting a thin median as if it were a market.

Is the community median the same as my home’s value?

No. A median is a community snapshot. Your home needs its own look at comps, condition, and buyer demand. Get a free home valuation, or call/text me at 772.475.5371.

One ask

Questions about a Stuart, Palm City, Jensen Beach, Hobe Sound, Port St. Lucie, Jupiter, or nearby number you saw on my site? Call or text Jeremy Beckham at 772.475.5371, or email [email protected]. I am happy to pull a fresh set and walk you through it.