What should a seller know first?
19 parcels receive tax mail elsewhere
19 of 99 parcels have an off-property mailing address. The tables describe those mailing locations; 2 comparisons are unresolved.
9 of 9 sales were reported as cash
9 sales have classified financing. This describes observed purchases; it does not require a future buyer to pay cash.
41 days to contract
5 trailing-year closings have usable date intervals. The 4 other closing events are excluded from this timing metric.
Where do owners receive their tax mail?
78 of 99 parcels receive tax mail at the property; 19 direct it elsewhere, and 2 comparisons are unresolved.
These are existing owners’ tax-mail locations. They may not establish where buyers came from, but they are a strong indicator of where we should be marketing. One parcel is one count; an owner with multiple parcels can appear more than once.
| State | Parcels | Share of U.S. off-property mailings |
|---|---|---|
| Florida | 5 | 27.8% |
| California | 2 | 11.1% |
| Massachusetts | 2 | 11.1% |
| Ohio | 2 | 11.1% |
| Connecticut | 1 | 5.6% |
| Illinois | 1 | 5.6% |
| Maryland | 1 | 5.6% |
| New Hampshire | 1 | 5.6% |
| New York | 1 | 5.6% |
| North Carolina | 1 | 5.6% |
| Rhode Island | 1 | 5.6% |
County counts and coverage
| County / state | Parcels |
|---|---|
| Palm Beach County, Florida | 2 |
| Baltimore County, Maryland | 1 |
| Buncombe County, North Carolina | 1 |
| Delaware County, Ohio | 1 |
| Fairfield County, Connecticut | 1 |
| Franklin County, Ohio | 1 |
| Hillsborough County, New Hampshire | 1 |
| Lake County, Illinois | 1 |
| Lee County, Florida | 1 |
| Los Angeles County, California | 1 |
| Middlesex County, Massachusetts | 1 |
| Nassau County, New York | 1 |
| Norfolk County, Massachusetts | 1 |
| Orange County, California | 1 |
| Orange County, Florida | 1 |
| Providence County, Rhode Island | 1 |
17 U.S. mailings have an assigned county; 1 is unresolved. 15 use an address match and 2 use ZIP-derived county information.
18 U.S. and 1 international mailings make up the off-property total. International mailings are excluded from U.S. percentages.
Mailing-study tax file last updated September 5, 2026; analysis prepared October 12, 2026. This is independent of the MLS cutoff.
How were recent purchases financed?
| Recorded category | Sales |
|---|---|
| Cash | 9 |
| Financed | 0 |
| Unreported / other | 0 |
100% cash among 9 purchases with classified terms. Unreported and unclassified values are excluded from that percentage. “Financed” groups the source’s recognized loan categories; it is not a particular loan product.
What does the contract evidence show?
| Lowest sale | Highest sale | Contracted listings | Usable date intervals | Within 3 days | Within 3 days (%) |
|---|---|---|---|---|---|
| $1,975,000 | $6,500,000 | 12 | 12 | 1 | 8.3% Based on 12 observations |
Quick contracts include listings currently Closed, Pending, Active Under Contract or Contingent with PurchaseContractDate in this reporting period. The denominator includes only valid nonnegative market-entry-to-contract intervals; 0 missing or invalid intervals are excluded. This is a contract-date cohort, separate from the close-date sales cohort.
A verified month-by-month seasonal study is not supplied for Azure. No seasonal timing claim is borrowed from another community.
What happened to recorded listing attempts?
| Window | Closed listings | Canceled listings | Expired listings | Total outcomes | Closed share | Canceled / expired share |
|---|---|---|---|---|---|---|
| 1 year | 13 | 3 | 1 | 17 | 76.5% Based on 17 observations | 23.5% Based on 17 observations |
| 3 years | 28 | 12 | 4 | 44 | 63.6% Based on 44 observations | 36.4% Based on 44 observations |
| 5 years | 51 | 17 | 4 | 72 | 70.8% Based on 72 observations | 29.2% Based on 72 observations |
| 10 years | 77 | 29 | 12 | 118 | 65.3% Based on 118 observations | 34.7% Based on 118 observations |
Closed outcomes use distinct listing IDs and CloseDate. Canceled and expired outcomes use distinct listing IDs and ContractStatusChangeDate, the contractual status-event date. A relisted unit can contribute separate listing outcomes. These shares describe listing outcomes, not unique-property success or an individual agent's success rate.
How would I position your residence?
Establish relevant comparisons
- Confirm the actual address and recorded floor.
- Compare layout, living area and condition with recent sales.
- Review 24-month ranges with their sale counts.
- Inspect current asking prices and the available alternatives.
Prepare the buyer’s questions
- Confirm current condominium fees and obligations.
- Assemble association, inspection and reserve documentation.
- Verify parking, storage and any separate marina rights.
- Explain differences the aggregate data cannot price.
How should you read these figures?
Scope: 99 recorded residential condominium-unit parcels at 2700 DONALD ROSS RD / 2720 DONALD ROSS RD. These are address scopes, not a certified count of physical structures or total stories. All eligible condominium sale prices are included; $1 million selected this community for the coastal collection.
Dates: Sales October 21, 2025–October 20, 2026, inclusive. All current MLS calculations use one reporting cutoff: the newest verified MLS source file across the site. An unchanged older export can mean no new activity; its original modification time is retained internally and does not shorten the reporting period. MLS file last updated October 20, 2026; tax file last updated September 5, 2026. Tax source dates are independent of daily MLS updates.
Display rule: This saved coastal edition requires 1% of each scope’s verified residential units, rounded up, with a minimum of one. Azure’s 99 units require 1 usable sale. The current nearest-whole 1% policy would give the same minimum for every Azure group, because each contains fewer than 100 units. The existing figures and their recorded rule are retained. This is a display threshold, not statistical significance; a qualifying single transaction describes only that sale.
Calculations: Latest records identify listing status. Repeated parcel/date/closing-price combinations count as one sale event. Conflicting duplicate living area and date intervals are excluded only from the dependent metric. Sold price per living square foot is calculated for each sale before taking its median. Derived market time uses the recorded market-entry date, or listing-contract date when absent, through the purchase-contract date; valid intervals are 0–3,650 days.
Comparisons: Each usable sample is shown. Missing medians are unavailable, never zero. Both historical endpoints must qualify. Earlier annual rows are full calendar years; the latest year is partial. Fixed five- and ten-year baseline comparisons retain the coastal report’s definitions. Different units sell in different periods; changing medians are not an individual unit’s appreciation.
Condo dimensions: Addresses and floors use tax records joined by parcel ID. Floor is never inferred from a unit number. Bedrooms use MLS bedroom counts for sale cohorts and recorded condominium bedrooms for the tax denominator. Size groups use MLS living area for sales and tax condominium area for the population; these fields can differ. Unmatched or conflicting assignments remain visible and stay in whole-community totals. Views are deferred because a reliable unit-level classification is not available.
Limits: No combined address × floor × bedroom × size segments are presented. Current unit counts set historical display thresholds because historical unit inventories are unavailable. Active counts are listing IDs, so availability is not necessarily the share of unique residences for sale. There is no retained weekly inventory series; weekly changes and historical Active inventory are unavailable.
Read the site methodology. Data derived from BeachesMLS and identified public records. Information is deemed reliable but not guaranteed.