How Our Data Works
A plain-language guide to the listing and market information shown on Condo Invest Miami.
We explain the source, refresh schedule, and sample rules behind the information we publish so you can understand what a figure represents.
For page types, URL examples and citation guidance, see the For AI: sources and citation guide.
Where listings come from
Listings on this site are from MIAMI MLS via Trestle. The active-inventory headline includes active Residential listings for sale and active Residential Lease listings for rent in Miami-Dade; individual listing pages are credited to the listing office.
When listing data refreshes
MLS data refreshed twice daily (6 AM and 6 PM ET). At each completed sync, records no longer available from the source active inventory are removed from active public search, maps and counts.
How pre-construction information is shown
Pre-construction project prices and availability are drawn from developer-published material or the project record, with the project page date where available. Those details can change and should be confirmed with current authorized materials before a decision.
Individual sold prices
We do not show individual sold prices or tables of individual sold transactions. Closed-sale statistics are aggregated from MLS records using the methodology below.
How closed-sale statistics are calculated
Closed-sale statistics use the last 12 months of MLS sales.
How HOA information is shown
HOA information is reported from active listings. It can vary by residence and may change, so review the current listing and association documents before relying on it.
How we handle closed-sale samples
Building median and sale metrics are shown only when there are 10 or more closed sales. Neighborhood metrics are shown only when there are 30 or more closed sales. Below either threshold, we show “Not enough sales.”
How we calculate a median
A median is the middle value after included records are sorted; if there are two middle values, we average them. Asking medians use active MLS `ListPrice` values, while closed medians use `ClosePrice` values. Example: $400,000, $500,000 and $900,000 have a median of $500,000.
How we calculate $/sq ft
For each listing or sale, we divide its price by MLS `LivingArea`, which is the interior living-area field; the published median is the median of those individual results. We exclude records with missing living area or less than 300 sq ft from per-square-foot medians. Example: $750,000 ÷ 1,000 sq ft = $750/sq ft.
What months of supply means
Months of supply is active for-sale inventory divided by the average monthly closed sales over the last 12 months. Example: 120 active listings and 10 closed sales per month equals 12.0 months of supply.
How days on market and relists are treated
For market statistics, days on market is the median MLS `DaysOnMarket` value on the included closed records. We do not combine separate MLS listing keys to create a cumulative time on market, so a relist under a new MLS record is not added to the earlier record’s days. Example: a new MLS record for the same unit is measured as its own record.
How we assign a listing to a neighborhood
We assign listings using MLS location fields—such as city, ZIP code, address, building and subdivision name—under our published location rules; these are reporting scopes, not legal boundary polygons. Example: the Brickell market scope recognizes Brickell text and the 33129, 33130 and 33131 ZIP codes.
How duplicate MLS records are handled
We treat the same MLS listing key in the same record type as one record and update the cache when it refreshes; count queries also use distinct listing keys. We do not merge different MLS listing keys merely because they may describe the same unit. Example: the same listing key received again in a later sync remains one listing.
When change versus the prior period is suppressed
We show the $/sq ft change only when both consecutive 12-month periods have at least 10 closed sales and both medians can be calculated; normal building and neighborhood sample thresholds still apply. Example: if the prior period has 8 sales, we do not publish a percentage change.
Inventory timestamp versus the closed-sales period
The inventory update date shows when the MLS-cache market metrics were calculated, while closed-sale statistics cover a fixed 12-month period ending on the last fully completed Miami calendar day. Example: an inventory update on October 29 can use closed sales through October 28, not partial October 29 activity.