The Bear's Club Submarkets

What should a buyer or seller know first?

How do the street groups compare?

The saved tax data has only the parent-community subdivision label. These 4 groups use recorded street names; they are not neighborhoods or subdivisions. 86 residential properties and every current listing and trailing-year closing are accounted for below.

The same street may contain different property types, sizes and settings. A street name alone does not explain a price difference. One-sale results describe a single transaction.

What are the homes like on each street?

Tax-record size ranges show the middle half of usable observations. Sold ranges show the lowest and highest recorded qualifying sales. Current tax characteristics may differ from a property’s condition at an earlier sale.

Explore the community parcel map. Search a recorded street there; these links do not imply a neighborhood boundary.

What does a longer sales window show?

The 24- and 36-month windows include the latest 12 months. They provide more context where sales are infrequent; they are not separate before-and-after periods.

How has sold pricing changed?

2026 YTD through October 21, 2026 is compared with full calendar years 2021 and 2016. Each median uses individual sold-price-to-living-area ratios. Each endpoint must meet that street group’s own 1% minimum. Changing homes and conditions can change the median; this is not an individual home’s return.

Which listings closed or ended unsold?

Each distinct MLS listing record contributes its latest terminal outcome. Relistings can contribute separate records. This is different from deduplicated closings and is not a probability of selling.

Does property type or home size change the comparison?

Current tax land-use classifications joined by exact normalized parcel ID; unmatched MLS records remain Unassigned. Historic property types may have changed.

Sources and reporting limits

The MLS and tax sources are the same verified files used by this community’s Market Report. Street grouping normalizes case, punctuation and standard street suffixes or directions. When an MLS street does not match the inventory, an exact parcel-ID match can supply its current tax street. These are current tax street groups, not historical boundaries. Missing names, unresolved ambiguity and conflicts between two known streets remain unassigned; no neighboring street or neighborhood is inferred.

The current saved inventory contains 84 developed residential parcels and 2 recorded residential lots. Every group retains the site’s saved 1% sample policy and rounding. A qualifying single transaction is labeled; a missing denominator never borrows the community total.

Closings are deduplicated by parcel, close date and sold price. Conflicting duplicate living area or timing is excluded from the affected measure. Days to contract use the recorded on-market date and accepted-contract date. Current tax attributes do not establish historic ownership or condition.

Methodology 2026-10-20 · Site methodology · Market Report.