How we calculate our numbers

As codified through Aug 20, 2020; verify current rules with the City at garfieldhts.org. This is general information, not legal advice.

Sources

• Parcels: Cuyahoga County Fiscal Officer public GIS, Parcel Fabric tax parcels layer, filtered to Garfield Heights. Synced weekly, fully re-checked monthly.
• Sales: Cuyahoga County "Parcel Sales 2021 to Present" layer (published by the County's GIS organization, updated monthly). For the most recent weeks, before the county publishes its monthly sales file, we also use each parcel's last recorded transfer from the parcel layer.
• Flood zones: FEMA National Flood Hazard Layer, queried at the parcel's center point.

What we never collect

Owner names, mailing addresses, grantor/grantee names, lenders, tax-delinquency and foreclosure information are never requested from the county and do not exist in our database.

Which sales count

A sale counts toward medians and comparables only if it is $10,000 or more and is not a quit-claim or gift deed. Other transfers are stored and shown in a property's history, labelled as not counted.

Formulas

• Year built: the county's building-year field (we verified it holds the construction year, not an age).
• Median: the middle value; with an even count, the average of the two middle values.
• $/sq ft band: the 25th–75th percentile of sale price ÷ living area over 36 months, shown when a street has at least three qualifying sales.
• Comparables: last 24 months, same street first, then within 0.5 mile, living area within ±25%.
• Percentiles: where a home's county market value falls among residential parcels on its street and citywide.
• Tax estimate: market value × 35% × effective rate (mills) ÷ 1,000, before credits.
• Small streets: streets with fewer than five parcels are grouped on one page.

If data goes stale

If the county data can't be refreshed for more than 10 days (or no new sales appear for 60 days), we show a "Data refresh delayed" banner. After 14 days of delay, we stop selling data products until the refresh succeeds.

Quick answers