Start with the home’s actual competition
Your comparison set
- Verify the recorded neighborhood and association.
- Keep single-family and townhome / villa homes separate.
- Confirm bedrooms and living area from reliable property records.
- Review current condition, improvements and competing listings.
Your evidence
- Use recent comparable closings and current availability.
- Read the usable sale count beside every median.
- Keep the October 17 neighborhood study separate from the October 20 market.
- Request a property-specific pricing and marketing analysis.
Where do owners direct their tax mail?
The retained study covers 3,837 residential parcels: 2,794 with the same property and tax-mailing address, 957 with a different address, and 86 unresolved.
Owner tax-mailing locations can help guide where to focus marketing. They do not identify where future buyers will come from, prove primary residence or establish whether a home is occupied.
| State | Parcels |
|---|---|
| FL | 529 |
| NY | 80 |
| NJ | 68 |
| AZ | 49 |
| PA | 29 |
| MA | 25 |
| CT | 21 |
| IL | 15 |
The mailing study was prepared October 12, 2026 from the September 5 tax file. 15 different-property records have international mail destinations; 0 have unparsed destinations. The displayed state rows are a subset, not a full reconciliation.
How were the recorded purchases funded?
104 of 231 closings with known financing were recorded as cash (45%). 0 financing records are unknown. This is the October 20 trailing-year closing cohort, not an assertion about any buyer’s future financing.
| Category | Closings |
|---|---|
| assumed | 1 |
| cash | 104 |
| contract | 1 |
| conventional | 106 |
| fha | 2 |
| fha 203(b) | 1 |
| other | 6 |
| private | 1 |
| trade | 1 |
| va | 8 |
What can the timing evidence tell you?
The current community median is 15 listing-to-contract days from 223 usable closed-sale observations. It excludes unsold listings and is not a promise for your home.
No Abacoa-specific seasonal ranking has been supplied for this edition. A community-specific study with comparable complete-year periods would be required.
Sources and next steps
This supplied inventory covers 3,837 residential parcels in 13 tax-defined reporting groups. It is not all of Abacoa. No condo-classified parcels are included; this does not mean Abacoa has no condominiums.
Use the Market page for the October 20 edition and Submarkets for dated neighborhood evidence and coverage gaps. The current Abacoa edition retains its recorded ceiling-based 1% display thresholds; the financing denominator is 231 known records, above the 39-observation community minimum.