Data Sources & Methodology
Last updated: August 15, 2026
Every figure on this site is either copied from a public county record or produced by an automated formula. This page states which is which, gives the exact formula for each estimate, and is explicit about what these numbers cannot tell you. Nothing here is an appraisal.
Where the data comes from
- Foreclosure sale records — scheduled sale dates, case numbers and opening bid amounts published by each county Clerk of Court, most of which run their judicial sales through online auction platforms.
- Property Appraiser records — the assessed or just market value, living area, bedroom and bathroom counts, year built and parcel identifier for each parcel.
- County GIS services — parcel boundaries and aerial imagery, where a county publishes an open map service.
We collect from 16 Florida counties. We do not license data from Zillow, Redfin, Realtor.com, the MLS, or any listing portal, and we do not republish their photographs.
How often it updates
County sources are polled on a recurring schedule and property records are refreshed when a change is detected. An auction can be cancelled, postponed, or redeemed hours before it is due to run, and that change may not reach us before it reaches the courthouse. Treat every auction date on this site as needing confirmation with the county.
How each estimate is calculated
These are the actual formulas used by the site.
Estimated market value
Taken from the county Property Appraiser's market value for the parcel. It is a tax assessment figure, not a market appraisal — in Florida it is set for ad valorem purposes and commonly differs from what a property would sell for. Where we could not retrieve an independent value for a parcel, we show “Not available” and we do not calculate a discount or equity figure for it.
Estimated equity
estimated market value − opening bid. This figure can be negative, and we show it as negative when it is. It accounts only for the opening bid — it does not account for surviving liens, unpaid taxes, HOA arrears, title defects, or the condition of the property.
Discount / premium to estimated value
(estimated market value − opening bid) ÷ estimated market value × 100. Shown as “below est. value” when positive and “above est. value” when negative.
Estimated rehab cost
living area (sq ft) × $22. This is a flat cosmetic-rehab assumption applied uniformly. Nobody has inspected the property. It is not a contractor estimate and it does not reflect actual condition, structural issues, or code requirements. Where living area is not on record, we show “Not available” rather than $0.
Estimated after-repair value (ARV)
estimated market value × 1.06. This is an assumed uplift, not a comparable-sales analysis. It is not derived from recent sales of similar properties in the neighbourhood, which is how a real ARV is produced. Treat it as a placeholder for your own comp research.
Estimated monthly rent
estimated market value × 0.007 — the “0.7% rule”. It is a rule of thumb applied to an assessment figure, not a rental comparable, and it does not reflect local rent levels, condition, or unit mix.
Estimated cap rate
(estimated monthly rent × 12 × 0.60) ÷ opening bid × 100. The 0.60 assumes a 40% operating-expense ratio. It ignores vacancy, financing, capital expenditure, Florida insurance costs, and HOA fees — all of which are material in this market. Because it compounds several estimates, we withhold it entirely where any input is unreliable.
Validation and flagging
Before any calculation is published we run consistency checks on the record — for impossible or missing prices, opening bids far above assessed value, implausible bedroom, bathroom or square-footage values, invalid ZIP codes, missing coordinates, and auction dates that have already passed. Records are classified as normal, warning, review-required, or invalid.
Where a record fails those checks, we do not publish a discount or equity calculation for it. We show the underlying opening bid exactly as it appears in the county record and say plainly that it needs verification. We would rather show you nothing than show you a confident-looking number we do not trust.
Known limitations
- Assessed value is not market value and is frequently well below it.
- An opening bid is not a sale price. Properties routinely sell for more, and many are cancelled or redeemed before sale.
- We do not perform title searches. Surviving liens, second mortgages, code enforcement liens, IRS liens and unpaid association dues are not reflected anywhere on this site and can exceed the value of the property.
- No property on this site has been inspected. Condition is unknown.
- For some parcels the municipality has not been resolved, and the county name is displayed in its place. Where that is the case the property page says so.
- Coordinates and parcel outlines are approximate and occasionally land on an adjacent parcel.
Reporting an error
If a figure on this site is wrong — a bad auction date, an incorrect opening bid, a sale that has been cancelled or already happened, or wrong property details — please tell us via the contact page with the property address or the page URL. We check reports against the county record and correct or remove the listing. Corrections to auction status are prioritised.
Verify before you bid
This site is a research starting point, not a substitute for due diligence. Confirm the sale date and case status with the Clerk of Court, obtain a title search, and consult a licensed Florida attorney and a licensed real estate professional before bidding at any foreclosure auction.