1. WHERE VALUES DROPPED (-15% TO -87%)
$58–$220 / sf
1970s–90s CBD Office & Urban Condos: Seattle Plaza 600 ($58/sf, -87%), SF 350 California ($205/sf, -75%), DTLA Aon Center ($102/sf roll), SF SoMa condos (-24%), Belltown condos (-15%), and South SF / Sorrento spec wet-labs (~30% vacant).
2. ALL-TIME HIGHS & AI EQUITY ENGINE
+7.2% to +19%
Cash-funded Silicon Valley SFH (Sunnyvale +7.2% roll leader, Palo Alto $4.12M in 13d), WA Eastside (West Bellevue $4.48M, Medina $7.45M, OpenAI 11-fl Bellevue hub), Orange County (FHFA 584.2 ATH), and Quincy/Santa Clara AI Data Centers (<1.5% vacant).
3. WHY NON-PORTAL REGISTRIES WIN IN 2026
21-Day 0-DOM
Compass v. Zillow (2026), FTC v. Zillow/Redfin, and NWMLS's Sept 2026 'First Look' tier hide prime listings off-portal with zero DOM accrual. County Excise Deeds, Assessor Rolls, and FHFA Expanded-Data capture every cash & debt transfer.
4. JAPAN GATEWAY: WA VS. CA & INSTITUTIONAL FLOWS
8h 55m · 0% Tax
Tokyo→SEA is the shortest mainland US flight (~9h) + WA levies 0% state income/cap-gains tax on real estate (Sekisui House $328M Ivey, Hulic/Mitsui Bellevue). CA pairs deeper AI/VC liquidity + Prop 13's 2%/yr tax cap against 13.3%–14.4% state tax.
West Coast Residential & Commercial Bifurcation Quadrant (64 Submarkets)
Hover any point for submarket pricing, vacancy/price-cut share, transit corridor, and portal-distortion risk.
Featured Physical Scale & Basis Studies — Open in 3D Workbench
Inspect verified County Assessor dimensions, floor-by-floor occupancy, and 2019→2026 valuation envelopes.
TRUE 1:1 SCALE SHOCK
Seattle Plaza 600 vs. Palo Alto SFH
A 20-story, 215,000 sf Downtown Seattle office tower ($12.5M / $58/sf) costs the same as 3.03 2-story Old Palo Alto houses ($4.12M each).
EASTSIDE AI EXPANSION
Bellevue City Center Plaza (OpenAI)
King County PIN 3225059058: 26 stories beside Bellevue 2 Line Station with OpenAI's 11-floor (~296k sf) 2026 Eastside hub lit up.
SAN FRANCISCO OFFICE SPLIT
350 California (Ex-MUFG) vs. Anthropic
DataSF Parcel 0238008 sold at $61M (-75%, $205/sf) just blocks from Anthropic's 98%-occupied 25-story Transbay AI headquarters.
JAPANESE INSTITUTIONAL CONVICTION
The Ivey on Boren (Sekisui House)
44-story, 406-unit Seattle tower acquired for $328M by Sekisui House + August 2026 recorded $350.7M deed at neighboring The Ayer.
Commercial $/sf Reset vs. 2019 Peak & New-Build Replacement Cost
Commodity CBD towers trade at 6%–22% of replacement cost, while Century City, Bellevue AI hubs, and Power-Advantaged Data Centers trade near or above replacement cost.
King County Official Recorded Deeds ($10M+ & Commercial)
Live ArcGIS Layer 3 (`KingCo_PropertyInfo/MapServer/3`) ·
| Date | Address / PIN / Excise # | Recorded Price | Use / Class | Seller → Buyer | Lot Area |
|---|
San Francisco Certified Assessor Roll (41 Neighborhoods × Use Class)
DataSF `wv5m-vpq2` Certified Closed Roll · 312 buckets
| SF Neighborhood | Property Class | Parcels | Bldg Sqft | Avg Fl | Land Roll | Imp Roll | Total Roll | Roll $/sf |
|---|
FHFA Repeat-Sales HPI Explorer (138 Pure West Coast Series)
US Federal Housing Finance Agency (`hpi_master.csv` Public Domain) · Toggle Expanded-Data to include County Recorder cash & jumbo deeds!
Bay Area County Inventory & Price-Cut Rhythm (55 FRED Series)
Source: Realtor.com® Economic Research Data Library via FRED (Data Library ↗)
Complete 64-Submarket West Coast Granular Ledger (Residential + Commercial)
64 / 64 submarkets
| Submarket / Region | Asset Class | 2026 Price / $/sf | vs Peak | YoY | Vac / Cut% | Cap | DOM | Portal Distortion | Japan / Capital Driver | State |
|---|
County GIS Parcel-Level Micro-Samples (King County WA & Santa Clara CA)
Direct County GIS Layer 2 & Parcel Attribute Samples
| Official PIN / APN | Situs Address | Recorded Use / Year Built | Recorded Lot / Area | Assessed Land | Assessed Imp | Total Roll |
|---|
$6.4+ Trillion in Certified 2026–2027 County Assessment Rolls
Official County Assessor Annual Roll Reports: Residential resilience (+4.4% to +5.1%) outweighs localized CBD office Prop 8 reductions everywhere except appeal-heavy San Francisco.
| County & Assessor Authority | 2026 Net Roll | YoY | Parcels | Res / Com % | Documented Roll Signal (FACT) | What Consumer Portals Miss |
|---|
2025–2026 Zillow vs. Local Real Estate & MLS Conflict Audit
Why institutional & cross-border buyers rely on County Excise Deeds, Assessor Rolls, FHFA Expanded-Data, and Direct Local Broker Relationships.
| Date | Legal / Regulatory Milestone | Empirical Impact on Public Portal Metrics | State |
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