Ibis Submarkets

What should a buyer or seller know first?

The 34 saved subdivision labels describe recorded tax groups. A parent-community label remains a broad source group; it is not a newly defined neighborhood. A whole-community median can conceal these differences. The figures below describe observed groups; they do not assign a value to an individual home.

How do the subdivisions compare right now?

1,862 residential parcels include 1,857 developed residential parcels and 5 verified residential lots. All 5,714 current and historical MLS listing records have a subdivision label; the 34 groups account for all 103 trailing-year closings and 41 Active listings.

Days to contract are calendar days from the recorded on-market date to the accepted-contract date, for closed sales with valid dates. A one-sale result can qualify under the 1% rule and is labeled as a single transaction; it describes that sale and does not establish a broader pattern. Months of supply equals Active listings divided by the trailing-year monthly closing pace. It describes inventory relative to past sales; it does not predict when an individual home will sell.

What is different about the homes in each group?

The size ranges below describe the middle 50% of usable tax-record observations, not every home or current inventory. Sold-price ranges show the lowest and highest recorded qualifying sales in the stated window. No architectural style or land-value share is inferred from a subdivision name.

What does a longer sales window add?

The latest 12 months describe recent activity. The 24- and 36-month windows provide a broader sample where homes trade infrequently. Each window ends on the same MLS source date; they should not be added together.

How has sold pricing changed in each subdivision?

2026 YTD through October 20, 2026 is compared with full calendar years 2021 and 2016. Sold price per living sq ft leads the comparison. Each median is computed from the individual sale ratios.

Every displayed median and change meets the same scope-specific 1% minimum, including headline findings. Single-transaction results are labeled and all usable counts remain visible. Changing property size, condition, renovations, waterfront setting and the particular homes sold can move these medians. The results are observed changes in sold-property mix, not individual-home returns.

Which listings closed, and which ended unsold?

These tables count the latest reported outcome of each distinct MLS listing record. A home can have more than one marketing record, and one closing can appear on multiple listing records. Closed listing-record counts therefore differ from the deduplicated sales used in the pricing tables. The closed share is descriptive of these records, not a property’s probability of selling.

Closed outcomes use the recorded close date. Canceled and expired outcomes use the recorded contractual status-change date. Active and under-contract listings are excluded. Relisting and later sales do not erase a prior unsold listing outcome.

Do bedrooms, home size or streets change the comparison?

Use these as additional lenses after choosing the relevant subdivision and property type. Each uses the same sales, period definitions and sample policy. Neither size nor street name alone establishes the cause of a price difference.

How would I use this evidence with you?

Lot-to-living-area relationships describe physical scale. They cannot establish whether market value comes mainly from land or improvements. That question requires relevant land, teardown and improved-property sales, plus a property-specific review.

How should I read these comparisons?

MLS file last updated: October 20, 2026. Tax file last updated: October 9, 2026. Current sales: October 21, 2025–October 20, 2026. 1861 raw tax rows reconcile to 1857 developed residential parcels, with 5 separately reconciled residential lots; raw rows are not home counts.

The 34 subdivision labels are the recorded source assignments, not newly drawn legal boundaries. All 5714 MLS listing records are assigned. Future mapping revisions must preserve a versioned definition before historical comparisons are refreshed. MLS history remains eligible without requiring a match to today’s tax roll.

The site’s display minimum is 1% of the verified residential inventory for the measured scope, rounded to the nearest whole number, with a minimum of one usable observation. Each subgroup uses its own verified population. A missing population is unavailable; it never inherits the community’s count. Both endpoints must qualify for a displayed change. The same 1% minimum governs medians, changes, percentages and headline comparisons. Counts remain visible. Meeting this display rule does not establish statistical reliability.

Closed transactions are deduplicated using the same parcel, closing date and sold price as the community report. Conflicting duplicate living area or timing values are excluded from the affected measure. This differs from the distinct-listing grain of the outcome tables. Current tax attributes and recorded subdivision labels describe the saved source versions; historical ownership, subdivision boundaries and property condition can change.

Site methodology · 2026-10-20. Read the site methodology · Return to the Ibis Market Report.