Weekly · Straight from the county

Tell me when to sell.

Every Monday: what the homes around yours actually sold for, the price-per-square-foot trend, and a plain verdict on whether this is your window.

Not a Zestimate. Not a realtor's opinion. The county's own closed sales, read the week they are recorded.

See a real report → How it works
Watch my addressInvite only

Florida only — 15 counties. Invite only: you'll need a code after the county confirms your parcel.

Why this exists

The question isn't what it's worth. It's when.

Owners who are thinking about selling check the listing sites every few weeks and get a number that is a month stale and a model's guess. What actually decides your price is the last handful of closed sales on streets like yours — and those hit the county record days after closing, weeks before they show up anywhere else.

1Day 0

A neighbor's sale closes

Money changes hands. Nothing is public yet.

2Days later

The county records the deed

Price, parties, property, deed type. This is what we read — every week, for your address.

3Weeks later

The listing sites catch up

By then you've already had two Monday reports and a verdict.

Three steps

How it works

1

Type your address

We pull your home's beds, baths, living area, year built and last recorded sale from the county file. You confirm what you paid — that becomes your basis.

2

We watch the county file

Each week we read every closed sale within 1.5 miles of you, keep the ones that compare to yours — same kind of house, similar size and age, arms-length deed — and drop the rest.

3

You get the Monday report

New comps with $/sqft against your basis, the month-over-month trend, a chart, two paragraphs of plain analysis, and one verdict at the top.

Pricing

Invite only, for now.

New watches start with an invite code: six months free, no card. Type your address and we show you what the county has on your home and how many closed sales sit around it, then enter your code. The full report — every comp, $/sqft against what you paid, the verdict — starts right away, then every Monday. Stop it from the link in any report.

Watch my address →

The verdict

One line at the top of every report

Three signals, computed the same way every week from the closed sales alone: where recent sales sit against the 12-month baseline, the direction of the 24-month trend line, and where the latest month lands against your own basis. The verdict is one of four words.

↑
Window openRecent sales running clearly above the 12-month baseline and above your basis; trend rising.
↗︎
Firming — watchAbove your basis and edging up; not yet a clear break from the baseline.
→
Flat — holdSales near the baseline, trend flat. No reason to move this week.
↘︎
CoolingRecent sales below the 12-month baseline or below your basis; trend falling.

Verdicts describe the closed-sale record for your comp set. They are not an appraisal, not a listing recommendation, and never use a figure that isn't in the table below them.

Sample report

This is a real one.

A single-family home in Seminole County. Every number below is from the Seminole County property appraiser's file as of 2026-09-05. The owner's home stays anonymous; the comparable sales are shown as the county recorded them.

Weekly comps — Seminole County · week of 2026-08-311 new closed sale · 53 qualifying sales in the trailing 12 months
Annualized (24-mo)
▼ −1.0%/yr
≈ −$2.2/sqft·yr · OLS trend over 27 mo
3-mo vs 12-mo avg
▲ +0.9%
$223/sqft (3-mo, n=18) vs $221 (12-mo, n=53)
Latest month avg $/sqft
$220
▲ +$6 vs your $214 basis (2026-08)
Owner's basis: what they paid, ≈$214/sqft.

Recent closed sales that compare

SoldAddressSubdivisionPriceSqft$/sqftvs $214Bd/BaBuiltDeed
2026-08-184667 Redmond PlOregon Trace$445,0002,042$218▲ +$43/22003Warranty Deed
2026-08-07257 Venetian Bay CirVenetian Bay$445,0001,974$225▲ +$114/22004Warranty Deed
2026-08-051469 Stargazer TerRetreat At Wekiva$490,0002,268$216▲ +$24/32002Warranty Deed
2026-07-29304 Still Forest TerTall Trees$710,0002,746$259▲ +$455/31994Warranty Deed
2026-07-294750 Cains Wren TrlPreserve At Astor Farms$597,0002,376$251▲ +$373/32003Warranty Deed
2026-07-234771 Cains Wren TrlPreserve At Astor Farms$578,0002,833$204▼ −$104/32003Warranty Deed
2026-07-16209 Porchester DrKays Landing$575,0002,533$227▲ +$135/32005Warranty Deed
2026-07-101834 Stargazer TerRetreat At Wekiva$485,0002,296$211▼ −$33/32004Warranty Deed
2026-07-104903 Fawn Ridge PlLake Forest$575,0002,334$246▲ +$324/32001Warranty Deed
2026-07-09312 Kimberly CtShadow Lake Woods$510,0002,597$196▼ −$184/31985Warranty Deed
2026-07-06110 Calabria Springs CvCalabria Cove$535,0002,556$209▼ −$55/3.52002Warranty Deed
2026-06-18111 Carmel Bay DrMonterey Oaks$495,0002,170$228▲ +$143/2.52001Warranty Deed

vs $214 — each sale's $/sqft against the owner's basis; ▲ above, ▼ below. Other rows match the comp bands: single-family, 3–5 bd / 2–4 ba, ≈1,900–2,900 sqft, built ≈1985–2010. Nominal, multi-parcel, quitclaim, tax and certificate-of-title deeds are filtered out. Source: Seminole County CAMA.

Average $/sqft by close month, with trend

Bar chart of monthly average price per square foot with a 24-month trend line, the 12-month average, the 3-month average, and the owner's $214 basis
Month (close)SalesAvg $/sqftvs basisMoM Δ
2026-034$253▲ +$39▲ +$25
2026-043$235▲ +$21▼ −$18
2026-056$234▲ +$20▼ −$1
2026-067$221▲ +$7▼ −$13
2026-078$225▲ +$11▲ +$4
2026-083$220▲ +$6▼ −$5

Analysis

One new sale cleared the comp bands this week: 4667 Redmond Pl in Oregon Trace at $445,000, $218/sqft — $4 above your basis, on a smaller 3/2 house. The top recent comp is still the July sale at $710,000 ($259/sqft) on a larger 5/3; it continues to anchor the top of the range, but a single sale is not a trend.

Month over month, August averaged $220/sqft on three sales, down $5 from July and $6 above your $214 basis. The trailing three months ($223, n=18) sit +0.9% over the trailing twelve ($221, n=53) — recent sales are running at the baseline, not above it. The full 27-month trend line annualizes to −1.0%/yr: flat. Nothing in this week's record argues for listing now; the report will flag the week the 3-month average breaks meaningfully above the 12-month line.

Figures are deterministic county data. The analysis paragraphs are drafted from those figures and may not introduce any number that isn't in the tables. Report generated 2026-09-05.