A running record of the market that never gets listed. Batch by batch, ZIP by ZIP — how much of each neighborhood trades in the dark, and how the neighborhoods differ.
My phone and text outreach went from roughly 4% to roughly 70% engagement in a couple of weeks, and the opener barely moved. Two things changed first: who I was calling, and whether I had a real way to reach them. With the redacted sheets.
Read the field note →Between 39% and 69% of home sales close off-market in these 8 ZIPs. The rate holds across the value ladder; the highest share is the wealthiest neighborhood. Where the ZIPs split apart is who's doing the selling.
Read batch 1 →More batches as we pull them. Each new batch adds ZIPs to the map and a post to the Ledger.