Sterling Digital Partners

Glove / Field studies

What the record actually says, counted.

Public property records are full of traps that cost commercial brokers real money, and nobody counts how often they fire. We do, one market at a time, from the county's own certified roll. Every figure carries its source file, the date it was counted, and a script that reproduces it.

By Chris Klebl, Sterling Digital Partners. Follow by RSS.

Field study No. 02 · Miami-Dade County, Florida

Three in four Miami addresses are not in Miami

  • 77.4%of addresses mailing as Miami are not in the City of Miami
  • $19.1bncapped for the county, uncapped for the schools
  • 46.1%of commercial sales are not arm’s-length

Counted across 938,308 parcels, 56,907 of them commercial or industrial, from the state’s copy of the county roll and Miami-Dade’s own address layer.

2026 preliminary roll · counted 20 September 2026

Chart: of 328,540 Miami-Dade address points mailing as MIAMI, 77.4 percent are not in the City of Miami.

Field study No. 01 · Sarasota & Manatee Counties, Florida

Four traps in the Sarasota County commercial property record, counted

  • 44.5%of recorded commercial sales are not arm's-length
  • 66.8%of commercial Sarasota addresses are not in the city
  • $1.58bngap between just and assessed value

Counted across 304,544 live Sarasota parcels and 237,407 in Manatee, 18,211 of them commercial or industrial. Published with the counts as a CC-BY dataset and the Python that produces them.

Sarasota roll 18 Sep 2026 · Manatee roll 20 Sep 2026

Chart: of parcels with a Sarasota situs city, 78.5 percent are in unincorporated Sarasota County and 21.5 percent in the City of Sarasota.

Eight metros to go

Glove covers ten metros. Study No. 01 now counts both counties of the first one, Sarasota and Manatee. The same counts are computable in every market, and we are working through them. There is no schedule attached to this, and no study exists until it is published.

  • Nashville, TN
  • Charlotte, NC
  • Austin, TX
  • Dallas–Fort Worth, TX
  • Houston, TX
  • Huntsville, AL
  • Charleston, SC
  • Atlanta, GA

Know when your market lands

One email, when that study is published. Nothing else, no newsletter, and we do not pass it on. Ask us and we delete it.

The method behind the studies is the Sarasota & Manatee property-records field guide, which is free and needs no account.