Stage 1. Time-weight each metric across periods:
w_metric = 0.40·(6mo) + 0.40·(1yr) + 0.10·(2yr) + 0.10·(3yr)
Applied to absorption, sell_rate, DOM, MoS. Trajectory ratio = abs_6mo / abs_3yr (>1.0 = accelerating).
Stage 2. Percentile-rank each component, weight, re-percentile to 1–10:
raw = 0.30·pct(w_absorption)
+ 0.30·pct(trajectory)
+ 0.20·pct(w_sell_rate)
+ 0.10·(1 − pct(w_dom)) ← inverted
+ 0.10·(1 − pct(w_mos)) ← inverted
grade = CEIL(pct(raw) × 10)
Absorption is always relative — Absorption 10 = top decile of qualifying zips, not absolute thresholds.
Stage 1: per-row raw additive score (base 5.0 + factors below). Stage 2: take MAX raw per FIPS. Stage 3: percentile-rank counties → 0–10. Score is always relative.
| Factor | Best case | Worst case |
|---|---|---|
| Zoning (permissive ag = no zoning) | No zoning OR permissive ag → +2.0 | Restrictive / non-ag → 0 |
| Has Subdivision Regs? | No → +1.5 | — |
| Planning Commission | No → +0.5 | Yes → −0.5 |
| BoCC Approval | No → +0.3 | Yes → −0.5 |
| Planning Staff Approval | Yes → +0.3 | — |
| Private Road Allowed | Yes → +0.5 | No → −0.3 |
| Septic/Well Allowed | Yes → +0.3 | No → −0.3 |
| Public Hearing Required (waived if an admin minor-split path exists) | No / minor path → +0.3 / 0 | Yes (major only) → −0.7 |
| Ag Exemption | Present → +0.5 | — |
| Impact Fees / Lot | $0/none → +0.3 | Has fees → −0.5 |
| Moratorium Active | — | −2.0 (deal killer) |
| Water/Sewer Mandate | None / Partial → 0 | Full → −1.5 |
| MHP zoning | by-right +0.3 / cond. +0.1 | — |
| BESS / Solar zoning | by-right +0.3 / cond. +0.1 | — |
| Self Storage zoning | by-right +0.2 / cond. +0.1 | — |
| RV Park zoning | by-right +0.2 / cond. +0.1 | — |
| Factor | Tier | Score |
|---|---|---|
| Min lot size post-split | ≤ 0.25 ac | +3.0 |
| ≤ 0.5 ac | +2.5 | |
| ≤ 1 ac | +2.0 | |
| ≤ 2 ac | +1.5 | |
| ≤ 3 ac | +1.0 | |
| ≤ 5 ac (good) | +0.5 | |
| ≤ 10 ac (neutral) | 0 | |
| > 10 ac (drastic) | −2.0 | |
| Max splits (admin) | ≥ 10 lots | +0.5 |
| 5–9 lots | +0.3 | |
| 2–4 lots | +0.1 | |
| Road frontage min | ≤ 60 ft | +0.4 |
| ≤ 100 ft | +0.2 | |
| ≤ 150 ft | +0.1 | |
| Road surface required | Unpaved / gravel | +0.3 |
| Either (unpaved acceptable) | +0.2 | |
| Approval timeline | ≤ 30 days | +0.2 |
| ≤ 90 days | +0.1 | |
| Plat-exempt threshold | ≥ 4 lots exempt | +0.3 |
| 2–3 lots exempt | +0.1 |
Score is always relative — Score 10 = top decile of counties, not absolute thresholds. Water/Sewer Mandate: Full = universal mandate (every parcel must connect, $30k–100k+ per lot). Partial = distance-triggered (only parcels within ~200–500ft of a main); rural parcels typically fall outside, so no penalty applied at the county screen. None = septic/well allowed throughout.
For Sale = Sold x 100 / SR% - Sold. SR > 100% = inventory turns over. CBSA = Core Based Statistical Area (metro/micro region).