Abacoa, one neighborhood at a time

Closed sales run from October 18, 2025 through October 17, 2026, inclusive. Current Active and Under Contract / Pending counts use the MLS file’s October 17, 2026 update date. Date-relative calculations are anchored to the MLS file’s Google Drive update date in America/New_York. The September 5, 2026 tax file is a separate source.

The broader Abacoa community report retains its own displayed source date and reporting period. Compare each page’s displayed source date and reporting period before interpreting differences.

The supplied tax inventory has 13 recorded groups. Twelve have verified public neighborhood identities and separate guides. The Town Center tax group has not been verified as one distinct neighborhood, so it is shown in the comparison without a separate guide. The supplied groups do not cover every community or association using the Abacoa name.

Parcel ID connects eligible MLS records to the tax group. Unmatched records stay outside individual subdivision results. In the full MLS source, 0 Active listings, 0 Under Contract / Pending listings and 0 trailing-year closed sales have no assigned tax subdivision. These are retained as source-coverage exceptions and are not assigned to a neighborhood by inference.

Active counts latest MLS listing identities marked Active. Under Contract / Pending includes Pending, Active Under Contract and Contingent, counted once per current listing identity. Closed sales use qualifying Closed records with a usable closing date in the reporting period and a finite closing price of at least $10,000. Repeated parcel, date and price combinations count once; listing identity is the fallback when Parcel ID is missing. These counts are not interchangeable with unique tax properties.

Price, sold price per living square foot and market-time medians require at least five usable observations. Each metric reports its own n; missing or conflicting values can produce different sample counts. “Limited sample” and “No eligible sales” are not zero values. Sold price per living square foot is calculated per transaction before taking its median. A mixed housing cohort is not a detached-home benchmark.

Market time is the derived calendar interval from OnMarketDate, or ListingContractDate when OnMarketDate is missing, to PurchaseContractDate. Only valid intervals from 0 through 3,650 days qualify. It is not the MLS DOM field and does not predict a particular home’s selling time.

Tax properties count distinct eligible residential parcels. Tax housing groups combine townhouses with villas and condominiums with cooperatives. The housing-group rows group eligible MLS activity by the matched parcel’s tax housing classification, which may differ from the MLS property subtype. MLS status, sale prices, living area and derived market time still follow the MLS field definitions and calculations stated here. Reported year-built and living-area summaries use only usable tax values, with n shown against the subdivision property count. Missing values remain missing. Townhome unit area and reported living area use separate tax fields; these summaries do not treat them as equivalent to MLS living square footage. They do not verify renovations, current condition, a floor plan or a survey measurement.

A recorded ownership transfer is not necessarily an arm’s-length sale. Tax values and transfer records are not advertised asking prices or a valuation of your property. Confirm the exact address, association responsibilities, facilities, restrictions and property measurements before making a decision.