For owners deciding whether to sell
What your Miami-Dade house is worth, and what sets the number
Four things set it: what genuinely comparable homes have closed at, the condition and permit history of this specific house, the carrying costs a buyer inherits with it, and the price it goes on the market at. An automated estimate reads none of those. It reads a county record that is a January 1 snapshot, measures square footage differently than a listing does, and averages nearby transfers that Florida itself refuses to treat as market evidence. What follows is where the number comes from, which parts of it an owner can still move, and what happens at the contract stage when the lender's appraiser disagrees.
Updated 2026-10-11
Why is the online estimate wrong about my house?
Because it is reading the county record, and the county record is not a description of the house as it stands today. Three structural reasons, all of them checkable without anybody's permission.
It is a January 1 snapshot, and unfinished work is invisible to it. Section 192.042(1), Florida Statutes, assesses real property "on January 1 of each year" and provides that "[i]mprovements or portions not substantially completed on January 1 shall have no value placed thereon." Substantially completed means the improvement, or some self-sufficient unit within it, "can be used for the purpose for which it was constructed." A kitchen finished in February is not in the record until the following January. Work that never got a permit may never arrive at all, and that has a second life later as the buyer's inspection-period problem rather than a quiet advantage: unpermitted work in Miami-Dade.
The county measures square footage differently than the listing does, and publishes the sentence saying so. The Miami-Dade Property Appraiser's own page states that the office uses "the adjusted square feet of a building to determine the value of your property, not square feet," computed on "the entire structure, including features like garages, patios, carports, covered entries" — and then, pointedly, "Unlike many private appraisers or listing agents who rely solely on living area square footage." The published factors do the arithmetic: first-floor living quarters at 1.0, a second storey at 0.8, an attached garage with an unfinished interior at 0.5, an attached carport with no floor at 0.25, an overhang or covered entry at 0.25. A 400 square foot unfinished attached garage enters the county's adjusted area as 200 and a listing's living area as nothing. Taking a price per square foot from one definition and applying it to the other is not a shortcut; it is two different measurements. Factors read 11 October 2026, and the office asks that the current table be confirmed with it.
Nearby is not the same as comparable, and Florida keeps an official list of the sales that do not count. That is the next section but one, and it is the part an automated estimate has no way to perform.
Two local drags sit on top of all of that, and they separate houses that look identical in a data set. Flood zone is one: it changes what a buyer has to carry and therefore how many buyers can proceed, which is a question of mechanics and documents rather than of eligibility (Miami-Dade flood zones). Roof age is the other. Section 627.7011(5)(b) provides that an insurer "may not refuse to issue or refuse to renew a homeowner's policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof," and at 15 years or more the homeowner must be allowed an inspection first, with refusal on roof age alone barred where an authorized inspector finds "5 years or more of useful life remaining" (roof age and Florida insurance). Those are facts about documents and buyer pools. There are no premium figures anywhere on this page, because premiums are a licensed insurance agent's subject and I am not one.
And some of the stock here is a different legal instrument altogether. In an age-restricted community the buyer pool is narrowed by law — section 760.29(4)(b) turns on at least 80 percent of occupied units having an occupant 55 or older — and the restriction lives in recorded governing documents, not in a folio field. In a cooperative, legal title sits in the corporation and what a buyer acquires is "an ownership interest in the association and a lease or other muniment of title or possession" (s. 719.103(12)), which is shares plus a lease rather than the real property. An estimate keyed to a folio and a recorded deed is reading the wrong document.
What a comparative market analysis actually produces
A range, and the reasoning behind it. Not a single number.
Florida draws this line itself, and the statute happens to be the clearest description of the product available. Section 475.612(3), Florida Statutes, provides that the appraiser-licensing section "does not apply to a real estate broker or sales associate who, in the ordinary course of business, performs a comparative market analysis, gives a price opinion, or gives an opinion of the value of real estate. However, in no event may this comparative market analysis, price opinion, or opinion of value of real estate be referred to or construed as an appraisal." Stated once, so it is not repeated below: what I produce is a comparative market analysis and an opinion of value, and the legislature expressly forbids presenting it as the other thing. Subsection (2) confirms that a licensee who is not a Florida certified or licensed real estate appraiser may do that work for compensation, provided they never represent themselves as certified, licensed or registered under that part. Where a lender, a court, a CPA or the IRS needs the other document, that is a state-certified or state-licensed appraiser's assignment, not mine. The history on section 475.612 has not moved since 2017, so this is a stable line rather than a shifting one.
What goes into it. Closed sales, not active listings. An asking price is one person's hope; a closed price is a figure two parties, and usually a lender, agreed on. Then adjustments, because no two houses here match: living area, bed and bath count, lot size, year built, condition, garage or carport, pool, flood zone, the roof's age and permit date, and whatever the permit history shows that the record does not. Then a range, with the reasoning attached, because the honest output of comparing a handful of imperfect matches is a band rather than a digit. Anyone handing you one number with no range has either hidden the uncertainty or skipped the work.
There is one thing a Florida licensee is required to do that no model does. Section 475.278 imposes, in single agent, transaction broker and no-brokerage-relationship form alike, the duty of "disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer." A model has no known facts. It has a record and a radius. That is the whole argument for having somebody walk the house before a price is set, and it is a statutory duty rather than a service promise.
Which nearby sales count as comparables, and which Florida throws out
Florida publishes the answer, free, and almost nobody reads it. The Department of Revenue issues Real Property Transfer Codes that property appraisers must use when reporting ownership transfers to the state under sections 193.114(2)(n) and 195.0995(1), Florida Statutes. The current list is headed for use beginning January 1, 2026, reviewed 23 September 2025. It sorts every recorded transfer in the state, and only two codes are qualified as arm's length and included in the sales ratio analysis: code 01, qualified on examination of the deed or other instrument transferring ownership, and code 02, qualified on documented evidence. Everything else is either excluded or disqualified.
The disqualified list reads like an inventory of what gets counted as a comparable anyway. Code 11 covers a corrective deed, a quit claim deed or a tax deed, a deed bearing Florida documentary stamp at the minimum rate prescribed under chapter 201, and any transfer in which no documentary stamps were paid. Code 12 covers transfers to or from financial institutions and deeds stating "In Lieu of Foreclosure," private lenders included. Code 14 is a transfer reserving occupancy for more than 90 days, which is a life estate. Code 16 is a conveyance of less than 100 percent undivided interest. Code 18 is government, FDIC, HUD, Fannie Mae and Freddie Mac. Code 19 is bankruptcy trustees, personal representatives and guardians, which is why the deed moving an inherited house to the heirs shows a figure that was never a value (selling an inherited house). Code 30 is a transfer between relatives or corporate affiliates, landlord to tenant included.
Three of them answer questions people ask constantly. Code 37 disqualifies a transfer "in which property's market exposure was atypical; transfer involving participants who were atypically motivated; transfer involving participants who were not knowledgeable or informed of market conditions or property characteristics." That is the state's own name for the distress sale down the street that an automated estimate reads as a market signal. Code 40 disqualifies a price "verified to be significantly influenced by non-market financing or assumption of non-market lease," which is the land-lease case and the seller-financed one. Code 43 disqualifies a price "verified to be an allocated price as part of a package or bulk transaction" — the investor who bought eleven houses at once and recorded a per-house figure that no buyer ever actually paid for that house.
The renovated-house question has its own code. Code 03 covers a transfer that was arm's length at the time but where "the physical property characteristics changed significantly after the transfer AND prior to the January-1 assessment date," with subcodes for new construction, for remodel or renovation, and for incomplete new construction. It is arm's length and still excluded from the ratio study, because the house that sold is not the house that stands. When somebody points at a renovated house down the street, the recorded price usually reflects the house before the work rather than after it.
The practical consequence is that choosing comparables in a county this varied is done by hand, one sale at a time, and it is why two people can look at the same street and arrive at numbers tens of thousands apart. The Property Appraiser does publish a Comparable Sales application, which the office describes as a way to "view comparable property sales in your neighborhood, locate information and access interactive maps of real estate sales." It is worth opening. What it shows about each sale's qualification, and whether it exposes the two-digit code itself, is worth checking inside the tool rather than taking from this page.
One more figure to stop trusting, because it is the one owners quote most often: the value on the Property Appraiser's record is not a sale price and is not trying to be. Section 193.011 lists the factors in just valuation, and two of them push the number below a market price by design. Factor (1) is the present cash value, "the amount a willing purchaser would pay a willing seller, exclusive of reasonable fees and costs of purchase, in cash or the immediate equivalent thereof in a transaction at arm's length." Factor (8) directs the appraiser to consider "the net proceeds of the sale of the property, as received by the seller, after deduction of all of the usual and reasonable fees and costs of the sale, including the costs and expenses of financing." The office computes market value as of January 1 each year and then applies reductions required by law. A cost-of-sale deduction of roughly 15 percent is the customary practice here, and the property tax calculator page sets that out — but the 15 percent is customary practice at the property appraiser's discretion, not a statutory rate. No statute sets a figure. The county's number is structurally below a sale price and up to a year stale. It is the basis for a tax bill.
Why the list price decides the final number
The list price is the only input a seller fully controls, and it does more work than any other decision in the file. Not for any mystical reason. Because of who sees the house, and when.
Buyers search in bands. A house priced above its band gets shown to people comparing it against better houses, and never gets shown to the people it would have beaten. The showings that do happen produce nothing, the listing ages, and the price cut arrives after the house has already been seen and passed over by the only buyers who were ever going to pay for it. What follows is a sale under pressure rather than a sale into a market.
Florida names that failure mode officially, which is a better authority than any statistic. Department of Revenue code 37 disqualifies a transfer "in which property's market exposure was atypical" or one "involving participants who were atypically motivated." A house that sat and then sold under pressure is a sale the state itself declines to treat as evidence of what houses are worth. That is the mechanism, in the government's words, with no percentage attached to it.
The response to the first offer is the other half, and it is mostly a calendar problem. The clocks in the standard Florida Realtors/Florida Bar AS IS contract run from the Effective Date, not from when a seller feels ready to engage. The financing paragraph's printed defaults give the buyer 5 days to apply and a 30 day Loan Approval Period; the inspection paragraph gives a 15 day period in which the buyer may cancel in their sole discretion. Days spent deciding whether to answer are days spent inside somebody else's contingency. And presenting what arrives is not a courtesy: section 475.278 requires a licensee to present "all offers and counteroffers in a timely manner, unless a party has previously directed the licensee otherwise in writing."
There are figures on how my own listings have closed relative to asking, with the MLS-wide comparison beside them. They belong on the track record page, where both numbers sit together and can be read against each other, rather than loose on a page about how the number gets set.
What you can change before listing, and what you cannot
Worth separating, because effort spent on the second list is wasted and effort spent on the first list is not.
Can be changed. The list price, which is the whole of the section above. Whether the permit history is resolved before listing rather than discovered by a buyer's inspector in week two (unpermitted work). Whether an elevation certificate exists, so a buyer's insurance quote is a number instead of a guess (flood zones). Whether there is an inspection by an authorized inspector under section 627.7011(5)(c) finding the roof has 5 years or more of useful life remaining, which removes an insurer's ability to refuse on roof age alone (roof age). Whether the flood disclosure required by section 689.302 is complete and accurate at contract execution rather than assembled in a hurry. Whether utilities are on and access is arranged, which the contract's Standard L already obliges a seller to provide "for appraisals and inspections, including a walk-through." And condition and presentation, which is the ordinary part and still the part most often skipped.
Cannot be changed. The January 1 assessment date (s. 192.042(1)). The flood zone. The location, the size of the lot, and the legally permissible use, which are three of the factors section 193.011 requires a property appraiser to consider. The age of the roof, which section 627.7011(5)(d) computes from the last date 100 percent of the surface area was built or replaced, so a partial re-roof does not reset it unless later partial replacements complete the whole surface. An age restriction, a cooperative structure or a land lease sitting in recorded documents. Which nearby sales the state treats as arm's length. And, at the contract stage, the lender's choice of appraiser and that appraiser's independent judgment.
One honest note about the first list. Finding a problem early is not a reason to bury it. Section 475.278 requires disclosure of all known facts that materially affect the value of residential real property and are not readily observable to the buyer, so what gets found gets disclosed. Finding it early is a reason to price it, repair it or document it on your own schedule, rather than renegotiate it on a buyer's inspection clock.
What happens when the lender's appraisal comes in low
This is the one place on this page where the word appraisal is doing its proper work: the lender's appraisal, ordered by the lender, for the lender, on the buyer's loan. Four facts about it that sellers consistently get wrong.
It may not happen at all. The AS IS contract defines the Appraisal as a component of Financing — the buyer's mortgage broker or lender "having received an appraisal or alternative valuation of the Property satisfactory to lender, if either is required by lender." The form already contemplates the waiver. A financed purchase can close without one.
A low appraisal does not automatically return the deposit. This is the most expensive misunderstanding in the subject. Paragraph 8(b)(vi) provides that where the buyer has timely given the Loan Approval notice and then fails to close, "the Deposit shall be paid to Seller" unless the failure is due to the seller's default or inability to satisfy other contingencies, or unless property related conditions of the Loan Approval "(specifically excluding the Appraisal valuation)" have not been met. The appraised value is carved out by name. Separately, the base AS IS contract carries no standalone appraisal contingency at all: that is Rider F, optional, and it applies only if somebody attached it. A cash buyer has none unless it was attached. Read the paragraph 8 on your own contract and have the closing agent confirm it, because the form carries a revision date and it does change.
The buyer already holds the report, free. Regulation B requires a creditor to "provide an applicant a copy of all appraisals and other written valuations developed in connection with an application for credit that is to be secured by a first lien on a dwelling," promptly upon completion or three business days before consummation, whichever is earlier, with no charge for the copy itself, and it applies "whether credit is extended or denied or if the application is incomplete or withdrawn" (12 CFR 1002.14). A seller's entire position in a low-appraisal negotiation starts with asking the buyer for a document the buyer is already entitled to have.
Something can be done, and it is not calling the appraiser. Federal law prohibits a covered person from attempting, directly or indirectly, to cause the assigned value "to be based on any factor other than the independent judgment of a person that prepares valuations, through coercion, extortion, inducement, bribery, or intimidation of, compensation or instruction to, or collusion with" the preparer (12 CFR 1026.42(c)(1)). What the same rule expressly does not prohibit is the useful part: asking the preparer "to consider additional, appropriate property information, including information about comparable properties," requesting "further detail, substantiation, or explanation" for the conclusion, and asking the preparer "to correct errors." The route is a reconsideration of value, and interagency guidance published at 89 FR 60549 on 26 July 2024 describes one as "a request from the financial institution to the appraiser or other preparer of the valuation report to reassess the report," noting that it may arise from a consumer asking the institution to reexamine a report. So the comparable-property information and the identified errors go in writing to the buyer's lender, through the buyer, and the lender decides whether to request it. That guidance is supervisory and says of itself that it "does not have the force and effect of law or regulation." Leaning on the number is prohibited. Supplying better information is not.
What a listing agent actually does at this stage is narrow and worth knowing in advance: assemble the closed comparables the appraiser may not have used, identify factual errors in the report — square footage, bed and bath count, a garage counted as living area, a comparable that was a quit-claim or a family transfer — and hand that over in writing for the lender. Then the parties negotiate the gap, or they do not. Nobody on the seller's side picks the appraiser or appeals the number directly, and any agent who implies otherwise is describing something federal law forbids.
Common questions
How much is my house worth in Miami-Dade?
Four things set it: what genuinely comparable homes have closed at, the condition and permit history of your specific house, the carrying costs a buyer inherits with it, and the price it goes on the market at. A comparative market analysis works through the first three and produces a range with the reasoning attached, rather than a single number. What it is not is a figure read off a county record, because that record is assessed as of January 1, measures square footage differently than a listing does, and sits near transfers that Florida disqualifies as market evidence.
Why is the online estimate different from what my house would sell for?
Because of what it is reading. Automated estimates lean on the public record and recent nearby sales. In Miami-Dade the public record is assessed as of January 1 under section 192.042(1), Florida Statutes, places no value on improvements not substantially completed by that date, and uses adjusted square footage that counts garages, carports and covered entries, unlike the living-area figure on a listing. The nearby sales include quit-claim deeds, family transfers, lender sales, bulk investor purchases and distress sales, every one of which the Florida Department of Revenue disqualifies from its own sales ratio analysis. And an unpermitted addition that never reached the folio is invisible to it. This page deliberately puts no accuracy percentage on any particular estimate: the published figures are national self-reports, and the problem here is local and structural.
Can a real estate agent tell me what my house is worth in Florida?
Yes, within a lane the statute draws. Section 475.612(3), Florida Statutes, covers a real estate broker or sales associate who, in the ordinary course of business, performs a comparative market analysis, gives a price opinion, or gives an opinion of the value of real estate. Subsection (2) confirms that a licensee who is not a Florida certified or licensed real estate appraiser may do that work for compensation, provided they never represent themselves as certified, licensed or registered under that part. What the statute then forbids is presenting that work as the report only a state-certified or state-licensed appraiser may issue. So the product has a name: a comparative market analysis, delivered as a range with the reasoning attached. Where a lender, a court, a CPA or the IRS needs the other document, that is a state-licensed appraiser's assignment, not mine.
What does the market value on my Miami-Dade Property Appraiser record mean?
It is the basis for a tax bill, computed as of January 1, and it is structurally below a sale price. Section 193.011, Florida Statutes, lists the factors in just valuation. Factor (1) is present cash value, the amount a willing purchaser would pay a willing seller, exclusive of reasonable fees and costs of purchase, in a transaction at arm's length. Factor (8) directs the appraiser to consider the net proceeds of the sale as received by the seller, after deduction of all of the usual and reasonable fees and costs of the sale, including the costs and expenses of financing. The office computes market value first and then applies reductions required by law. A cost-of-sale deduction of roughly 15 percent is customary practice in Miami-Dade, but that is practice at the property appraiser's discretion and not a statutory rate, and no statute sets a figure. Treat the record as a tax figure up to a year old.
Why is the square footage on the county record different from the listing?
Because they are two different measurements, and the county says so in print. The Miami-Dade Property Appraiser's published position is that the office uses the adjusted square feet of a building to determine the value of your property, not square feet, computed on the entire structure including features like garages, patios, carports and covered entries, unlike many private appraisers or listing agents who rely solely on living area square footage. The published factors count first-floor living quarters at 1.0, a second storey at 0.8, an attached garage with an unfinished interior at 0.5, an attached carport with no floor at 0.25 and a covered entry at 0.25. So a 400 square foot unfinished attached garage enters the county's adjusted area as 200 and the listing's living area as nothing. Dividing a sale price by one figure and applying the result to the other gives a wrong answer. Factors read 11 October 2026; the office asks that the current table be confirmed with it.
Will a renovation show up in what my house is worth?
In the market, yes. In the county record, not immediately, and possibly never. Section 192.042(1), Florida Statutes, assesses real property on January 1 of each year and provides that improvements or portions not substantially completed on January 1 shall have no value placed thereon, where substantially completed means the improvement or some self-sufficient unit within it can be used for the purpose for which it was constructed. So work finished in February is absent until the following January. Work done without a permit may never appear at all, and it resurfaces as the buyer's inspection-period issue rather than as a quiet advantage. There is also a comparables wrinkle: the Department of Revenue excludes from its sales ratio analysis an arm's length sale where the physical property characteristics changed significantly after the transfer and before the January 1 assessment date, with a subcode for remodel or renovation. So when someone points at a renovated house nearby, the recorded price often reflects the house before the work rather than after it.
Does being in a flood zone lower what my house is worth?
It changes the buyer pool and the carrying costs rather than the eligibility. There are no premium figures on this page, because premiums are a licensed insurance agent's subject and I am not one. The mechanics: the zone determines what a lender requires, and an elevation certificate is the document that lets a buyer get a real quote instead of a guess. Separately, section 689.302, Florida Statutes, requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. The statutory form asks whether the seller has knowledge of any flooding that has damaged the property during the seller's ownership, whether the seller has filed a claim with an insurance provider relating to flood damage including the National Flood Insurance Program, and whether the seller has received assistance for flood damage including from the Federal Emergency Management Agency. Check the date on anything you read about this statute: it was created by chapter 2024-215 and amended by chapter 2025-166, and the amendment restored the knowledge-of-flooding question and widened the assistance question beyond federal assistance. Articles written from the 2024 text are wrong about what the form now asks.
What happens if the appraisal is lower than the price we agreed?
Less automatically than people assume, and the standard Florida Realtors/Florida Bar AS IS contract is where to read it rather than a web page. There is no standalone appraisal contingency in the base form. That is Rider F, which is optional and applies only if it was attached, and a cash buyer has none unless it was. Paragraph 8(b) treats the Appraisal as a component of Financing and contemplates an appraisal or alternative valuation if either is required by the lender, so a financed purchase can close without one. And paragraph 8(b)(vi) provides that where the buyer has timely given the Loan Approval notice and then fails to close, the Deposit shall be paid to Seller unless the failure is due to the seller's default or inability to satisfy other contingencies, or unless property related conditions of the Loan Approval have not been met, specifically excluding the Appraisal valuation. The appraised value is carved out by name. Read the paragraph 8 on your own contract and have the closing agent confirm it; the form carries a revision date and it changes.
Can my agent get a low appraisal changed?
No, and anyone offering to is describing something federal law prohibits. Under 12 CFR 1026.42(c)(1) no covered person may attempt, directly or indirectly, to cause the assigned value to be based on any factor other than the independent judgment of the person preparing it, through coercion, extortion, inducement, bribery or intimidation, compensation or instruction, or collusion. What the same rule expressly permits is the useful part: asking the preparer to consider additional, appropriate property information, including information about comparable properties; requesting further detail, substantiation or explanation for the conclusion; and asking the preparer to correct errors. The mechanism is a reconsideration of value, which interagency guidance published at 89 FR 60549 on 26 July 2024 describes as a request from the financial institution to the preparer to reassess the report, and which may arise from a consumer asking the institution to reexamine it. So the comparables and the identified errors go in writing to the buyer's lender, through the buyer, and the lender decides whether to ask. That guidance is supervisory and states that it does not have the force and effect of law or regulation.
Send me the address before you pick a number
Anywhere in Miami-Dade - Homestead, Florida City, Cutler Bay, Palmetto Bay, the Kendall corridor, Country Walk, the Redland or the rest of the county - send me the address and you will get back a comparative market analysis: the closed sales that genuinely compare and the nearby ones that do not, with the reason each was used or set aside; what the county record and the permit history actually show on your folio; the roof's permit date and the flood zone; a range with the reasoning attached rather than a single number; and a net sheet, so the figure you are weighing is the one that reaches you. No listing conversation attached to it, and if the honest answer is that this is not the year to sell, that is what you will hear. Zachary Tranten, P.A., REALTOR(R), licensed Florida real estate sales associate, license SL3576483, with Keys Gate Realty, 10 NE 3rd Street, Florida City, FL 33034. Call or text (305) 905-9938.
Related
Written for owners of homes anywhere in Miami-Dade County - Homestead, Florida City, Cutler Bay, Palmetto Bay, Kendall and West Kendall, Country Walk, the Redland and the wider county. Florida statutes quoted here were read directly from the Legislature's own text at leg.state.fl.us on 11 October 2026, not from secondary summaries: sections 192.042, 193.011, 475.278, 475.611, 475.612, 627.7011, 689.302, 719.103 and 760.29. Two of those carry dates worth noting. Section 475.612 has not been amended since chapter 2017-30, so the line it draws is stable. Section 689.302 is the opposite case and is the reason this page distrusts secondary coverage: it was created by chapter 2024-215 and amended by chapter 2025-166, and the amendment restored the knowledge-of-flooding question and struck the word federal from the assistance question, so any article describing the form from the 2024 text is wrong about what it now asks; the chapter numbers and current text are verified, while the commonly cited effective dates of 1 October 2024 and 1 October 2025 come from legislative bill pages rather than the session-law originals. Figures that reset: real property is assessed on January 1 every year by the terms of section 192.042(1), so anything drawn from the county record is up to a year old. The Miami-Dade Property Appraiser's adjusted-square-footage factors and the office's description of its own method were read from its published pages on 11 October 2026, and the office asks that the current table be confirmed with it rather than relied on from elsewhere. The cost-of-sale deduction described as roughly 15 percent is customary practice at the property appraiser's discretion under sections 193.011(1) and (8); it is not a statutory rate and no statute sets a figure. The Department of Revenue Real Property Transfer Codes quoted here are the list headed for use beginning January 1, 2026, reviewed 23 September 2025, issued under sections 193.114(2)(n) and 195.0995(1); DOR re-issues this list by sale-date window, and an older edition is still posted under a similar filename, so check the heading date on whatever copy you open. The Property Appraiser's Comparable Sales application is described here only as the office itself describes it; what filters it offers and whether it exposes the two-digit transfer code were not confirmed inside the live application, so verify that in the tool. Contract language is from the Florida Realtors/Florida Bar AS IS Residential Contract for Sale and Purchase, paragraph 8 and Standard L, compared across the 12/24 and 2/26 revisions on 11 October 2026 and identical in paragraph 8 between them; it was read from revision redlines rather than a clean current form, and form revisions do change, so read the paragraph 8 on your own contract and have the closing agent confirm it rather than relying on this page. Federal material: 12 CFR 1002.14 (Regulation B) at 78 FR 7248; 12 CFR 1026.42; and the Interagency Guidance on Reconsiderations of Value at 89 FR 60549, published 26 July 2024, which states that it is supervisory guidance without the force and effect of law or regulation. This page carries no accuracy percentage for any automated estimate, because the published figures are the vendors' own national self-reports and the argument here is local and structural. It also carries no production figures of mine; those sit on the track record page with the MLS-wide comparison beside them, where both numbers can be read together. The checklist is a reading aid, not a determination about any property. This page is general information, not legal, tax, lending or insurance advice. Zac Tranten is a licensed Florida real estate sales associate, license SL3576483, with Keys Gate Realty, 10 NE 3rd Street, Florida City, FL 33034; he is a REALTOR who sells homes, and he is not an attorney, an accountant, a mortgage loan originator, an insurance agent, or a state-certified or state-licensed real estate appraiser. Questions about qualifying, credit, debt-to-income, interest rates or borrowing capacity belong to a licensed mortgage loan originator, because mortgage origination is licensed activity under the federal SAFE Act and chapter 494, Florida Statutes. Insurance premiums and coverage belong to a licensed Florida insurance agent under chapter 626. Legal questions belong to a Florida attorney. Equal Housing Opportunity.