Comps are pulled directly from the Space Coast MLS — sold sales only, closed within the last 180 days. We apply hyper-local matching criteria in this order:

• ✓Same property type, always (single family, condo, townhouse, etc.)
• ✓Single-story homes compared only to single-story (and multi to multi)
• ✓Exact bedroom count
• ✓Bathrooms within ±0.5
• ✓Garage spaces within ±1
• ✓Pool status must match
• ✓Waterfront status must match
• ✓HOA must match (HOA community vs. no HOA)
• ✓Price within ±5–20% of list price (tightest in early tiers)
• ✓Square footage within ±10–25% (tighter in early tiers)
• ✓Year built always within ±5–20 years (never dropped)

We search in tiers, expanding the radius only as needed — starting in the same subdivision within 1 mile, then 2 miles, then the same neighborhood within 3 miles, and the same zip code within 5 miles as a last resort. For luxury homes ($5M+), where nearby comps are scarce, we widen the search to 5–20 miles. Year built is always required so comps are from the same era of construction. The median is weighted toward nearer sales, and sales within the last 90 days count 2× to reflect current market conditions.