Hillsborough County, FL Property Data & Market Intelligence

How plugged is the drain? Two definitions, both ours, deliberately not reconciled.

• 28%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
• 32%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
• Hartman, 2026-06-27“faucet at a trickle, basin about half of the normal level, drain about 30% plugged”— his own feed; he states no formula for the percentages
• Hartman, 2026-09-03“drain about 35 to 40% clogged, basin about 65% full”— Thoughtful Money - MIXED SPEAKER transcript, analogy only, not attribution

Closed sales over 24 months — two different numbers, deliberately not merged.

• 86/mofall in the monthly rate (5%)— peak 1,910/mo (2024-07-31) to 1,824/mo now
• 15,848transactions that did not happen— summed monthly shortfall vs the same-month normal, over 24 months below it (vs 2015-19 (COVID excluded))
• rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.