Architecture, not story. A listing shows you a price; it hides the carry. This desk exists to price what the listing leaves out — insurance, tax, flood, HOA, capex — and to tell you honestly whether a deal is a bond, a levered bet, or a story someone needs you to believe.
Educational model. Not advice. Not an offering. No inventory, no listings, no live market quotes. Every number you see is either your own input or an explicitly labeled model assumption.
Quality over coverage. These six carry most of Florida's public money, port traffic and insurance risk. Each one opens a one-page dossier: the thesis, who actually earns here, what the listing hides, and the public-flow signal underneath. Select a county, then send its assumptions to the Deal Desk.
Type a deal — yours, one you are considering, or one a broker sent you. The desk does not know the property and does not want to. It only does arithmetic you can check, and every formula is visible under "Show math". Switch between LIVE and YIELD in the top bar to change the question being asked.
Defaults are MODEL values, not quotes. Selecting a county on the map loads that county's model assumptions here.
Florida does not break owners with a price crash. It breaks them with a renewal letter. Push the four dials that actually move — insurance, rates, vacancy, and the storm year — and watch what happens to the thing you were counting on. The deal above is the baseline.
Pick the year you would have bought the median American house and the desk will tell you what it did — in price, in equity after the mortgage, and in the only number that decides whether you could have bought at all: the monthly payment. Because the price is not the cost. The payment is.
Ground reacts to committed capital and to permission — a port expansion, a hospital, a base, a transit line, a zoning change, an insurance regime shift. Below are desk frames, not headlines: the shape of the signal you should be hunting, with the source you would need to verify it. When the live feed is connected, real items replace these.
Tokenized real estate is not automatically fraud and not automatically progress. It is a legal structure wearing a technical coat. Two doors: learn how the structure is supposed to work, or open a fictional example deal and see the five questions answered seriously — with no yield simulated, on purpose.
What tokenizing a building actually means. SPV and LLC structure, right versus story, custody, governing law, real buyers, and who holds the pause switch.
You cannot carry $3,000 a month, so buying is out. Does fractional ownership actually solve that — or just move the problem? The full comparison, and what it means for a firm that sources property for clients.
A fictional Florida light-industrial asset, honestly labeled. Open the term sheet and read the five questions answered in full. Structure is simulated. Yield is not.
A property laboratory for regime-change scenarios, starting with Cuba: what would have to move, in what order, and who would collect first. Conditional architecture, not prophecy. This door stays shut until the framework is built to the same standard as the Florida desk.
Five lines decide whether a Florida asset compounds or bleeds, and none of them appear in the headline price. This is the theta of a building: it runs whether or not anyone is living there.
A deep single-zone file: parcel-level public flow, insurance trend, flood and surge overlay, and a written underwriting opinion delivered within a day. Not for sale yet — no payment is collected anywhere on this page. Leave your email and you will be told first when it opens.