The methodology behind Momentum Realty's housing intelligence work. Sources, refresh cadences, editorial standards.
Every quantitative claim on movewithmomentum.com traces back to a primary source. We don't republish from secondary aggregators where primary data is available. The full source list:
| Source | What it provides |
|---|---|
| NEFAR RealMLS | Closed sales, list prices, days on market, sold-to-list ratios for Northeast Florida |
| Florida Realtors | Statewide MLS aggregation, monthly market reports |
| Florida Department of Revenue (FDOR) | Property tax data, millage rates by jurisdiction |
| Florida Office of Insurance Regulation (OFR) | Homeowners insurance premium data, carrier filings, market share |
| FEMA National Flood Hazard Layer | Flood zone designations, base flood elevations |
| NFIP rate tables | Flood insurance premium data by zone |
| U.S. Census American Community Survey | Household income, demographics, housing characteristics |
| U.S. Census Bureau migration data | State-to-state and county-to-county migration patterns |
| Duval, St. Johns, Clay, Nassau, Alachua, Marion, Putnam County Property Appraisers | Parcel-level assessed values, exemption data |
| Bureau of Labor Statistics | Local employment, wage data, unemployment |
| Federal Reserve Economic Data (FRED) | Mortgage rates, housing index, monetary policy data |
| Momentum Realty client transaction records | Anonymous aggregated transaction patterns, builder incentive data, insurance quote ranges |
| Redfin Data Center | Compass demand and supply indices, net migration searcher data, buyer-seller imbalance percentages by metro |
| ATTOM Data Solutions | Foreclosure filings, foreclosure rate by metro and county |
| Mortgage Bankers Association | Weekly mortgage purchase applications by MSA, delinquency survey, lock-in effect data |
| IRS Statistics of Income | State-to-state migration flows (annual) |
| National Association of Realtors | Florida buyer profile survey, demographic distributions |
Where multiple sources cover the same metric, we cite the primary government source and cross-reference. Where MLS data is restricted by license, we publish derived metrics (medians, ratios) and credit the source. We don't redistribute raw MLS records.
Each monthly report draws from sources with different refresh cadences and different levels of automation. We document this explicitly because the credibility of any housing report depends on whether its numbers are actually current.
Auto-pulled monthly via public API: BLS Jacksonville MSA employment data (unemployment rate, nonfarm payrolls, wage growth), FRED 30-year mortgage rate (national average). These run via scripts in build/reports/scripts/ and write directly to the report data JSON. No manual transcription.
Manually entered from primary sources: NEFAR market stats (median price, inventory, days on market, sold-to-list ratio, closed sales, pending sales) are pulled from NEFAR's published dashboard at nefar.realtor/market-stats on or after the 10th of each month, when NEFAR releases prior-month data. Redfin Compass indices and buyer-seller imbalance figures are pulled quarterly from Redfin Data Center articles. Florida OIR insurance data is pulled quarterly. Each manual entry records the source URL, the publication date of the source, and the date of transcription.
Not currently included: Mortgage Bankers Association (MBA) weekly mortgage application data and ATTOM Data Solutions foreclosure data are subscription-only sources. Until Momentum Realty subscribes to these data feeds, the report omits MBA and ATTOM rows rather than substitute estimates. This is a deliberate choice. We would rather show fewer data points than show data we cannot trace to a specific cited source.
Gated build: The report build script reads a structured JSON data file and refuses to render the report if any required field is missing. This prevents the report from being published with placeholder values. See build/reports/build_report.py in the Momentum Realty website source.
The buyer-seller imbalance chart in the Jacksonville Housing Pulse monthly report (2013-2026 time series) deserves explicit methodology documentation because some monthly values are structurally reconstructed rather than directly sourced from a single dataset. Here's how the data is built.
The chart plots two series: (1) Jacksonville MSA buyer-seller imbalance as a percentage (positive = more sellers than buyers, negative = more buyers than sellers), and (2) NEFAR median sale price year-over-year growth as a percentage. Both series are monthly.
The imbalance series is anchored to approximately 22 documented data points spanning 2013-2026. Anchor points are sourced from Redfin Data Center publications (including the April 2025 figure of +119.5% for the Jacksonville MSA, published in Redfin's May 2025 sellers-vs-buyers analysis), NEFAR public market reports, and the Mortgage Bankers Association lock-in effect series. Intermediate monthly values are linear interpolations between adjacent anchors with small deterministic perturbation applied to avoid implying false precision through perfectly straight line segments.
The price growth series uses NEFAR median sale price data directly for the months it's available (2018 onward) and is anchored to documented annual figures for earlier years. Monthly granularity prior to 2018 is interpolated from quarterly NEFAR public reports.
The shape of both curves is consistent with all documented anchor points and matches the directional patterns Redfin and other sources have published for the Jacksonville metro. Specific intermediate monthly values are reconstructed estimates and should not be cited as Redfin-published or NEFAR-published monthly data. As live monthly Redfin Compass historical data becomes available for the Jacksonville MSA, reconstructed values will be replaced with sourced values and this methodology note will be updated to reflect the change.
This explicit methodology is published because the chart is intended to support journalist citation and we believe disclosure of data construction is more important than presenting a chart that looks more authoritative than it is.
Each data type has a defined refresh interval. Pages display the date of last refresh and the date of next planned refresh. We don't backdate updates.
| Data type | Cadence |
|---|---|
| Median home prices, days on market, sold-to-list ratios | Quarterly (March 31, June 30, September 30, December 31) |
| Months of supply, inventory counts | Quarterly |
| Price reduction tracker | Quarterly |
| Builder incentive tracker | Quarterly |
| Property tax effective rates | Annually after Florida millage certification (typically October) |
| Insurance premium ranges | Semi-annually or after major rate filings |
| FEMA flood zone designations | As FEMA updates the National Flood Hazard Layer |
| Migration trends | Annually after Census ACS release |
Quarterly reports are published within 30 days of the quarter close. Annual reports within 60 days of year-end.
Before publishing any data point, we apply three verification steps:
Confirm the figure traces to a primary source listed above. If the only source is a secondary aggregator, we either pull from the primary or label the figure as estimated.
Where possible, compare across two or more independent sources. Median home price from NEFAR RealMLS should approximately match Florida Realtors data for the same period. Material discrepancies are investigated before publication.
Compare the figure to the prior quarter and prior year. Quarter-over-quarter changes greater than 20% in stable metrics (median price, DOM, STL ratio) are flagged for re-verification before publication.
Where verification fails or confidence is low, we publish a range rather than a point estimate, or omit the metric entirely.
Every quantitative claim is sourced. Source citations appear in-line, in chart footnotes, or in a sources section. Where we use Momentum Realty's own data, we say so explicitly.
We do not publish housing forecasts without explicit methodology. When we cite forecasts from third parties (NAR, Zillow, Redfin, CoreLogic), we credit the source. When we provide our own outlook, we describe the assumptions.
Pages labeled "Featured Analysis" include editorial commentary. Pages labeled "Data" or "Tracker" present data with minimal interpretation. The distinction is visible at the top of each page.
Quarterly reports and major analyses are bylined. The author of record is responsible for the data and analysis in that publication.
We don't use industry jargon when plain language works. Where industry terms are necessary (CDD, AE zone, Save Our Homes, portability), we link to our glossary for first-time readers.
Momentum Realty LLC is a Florida real estate brokerage owned and operated by Jon Brooks and Brittany Brooks. This affects our coverage in three ways we want to be explicit about.
1. Affiliated business arrangement. Jon Brooks and Brittany Brooks own a 50% interest in Titan Title Services LLC. When Titan acts as closing agent on a Momentum transaction, this arrangement is disclosed in writing on the transaction. Titan use is not required for any transaction. Title-related analysis and rates on this site are general and don't reflect Titan's specific pricing.
2. Brokerage perspective. Pages explaining brokerage economics (caps, splits, fees) reflect Momentum Realty's structure and our analysis of competitor structures. Competitor information is drawn from public filings and published rate cards as of the page's last update. We've made best efforts at accuracy. We recommend verifying current terms directly with any brokerage you're evaluating.
3. No paid placements. No party pays for placement, mention, or favorable analysis on movewithmomentum.com. Where we link out to third parties (carriers, builders, government sources), we receive no compensation. No content on this site is sponsored. If this changes we will disclose explicitly and prominently.
If we publish an error in fact, we correct it and mark the page with a "Corrected:" note indicating what was corrected and when. We don't silently update factual errors. Substantive corrections are noted in the section that was corrected.
If you find an error, email jon@movewithmomentum.com with the URL and the issue. We respond within 48 hours.
For data inquiries, press requests, methodology questions, or correction requests:
Jon Brooks
Founder, Momentum Realty
jon@movewithmomentum.com
For interview requests or speaking inquiries, mention "press" or "media" in the subject line for priority routing.