{"id":"market-conditions-v1","version":"market-study-v1","issuedAt":"2026-09-16T02:51:46.442296+00:00","protocol":{"id":"market-conditions-v1","writtenAt":"2026-09-16T02:49:00Z","status":"Exploratory retrospective protocol fixed before this implementation's first fit; historical outcomes, including 2025, are already public and previously inspected in other views.","question":"Can local listing and contract activity improve a next-quarter forecast of median days from listing to contract?","target":"Redfin median days on market, by city and home type, in the next non-overlapping calendar quarter. This describes homes reaching contract, not all listings or an individual home's selling time.","source":"https://redfin-public-data.s3.us-west-2.amazonaws.com/redfin_data_center/property_types/monthly/all_cities.csv","sourceDefinition":"City; Rolling 3 Months; not seasonally adjusted; Single Family Residential or Condo/Co-op; retained raw levels, never vendor change columns.","availability":"At each quarter-end origin use observations ending no later than the previous calendar month. Train only on outcomes ending by that same feature cutoff. This is an assumed one-month reporting allowance in revised-history replays, not verified historical publication availability.","sample":{"scope":"All source California city identifiers; no selection from price returns or forecast errors.","eligibilityStart":"2013-01","eligibilityEnd":"2018-12","minimumUsableMonths":60,"usable":"Nonmissing median contract days in [0,365], homes sold >=10, inventory, pending sales and new listings >=0.","minimumMedianSales":{"single-family":50,"condo-coop":10},"minimumPeerCities":{"single-family":30,"condo-coop":20},"localEvaluationOnly":["2350","4636","12130","14181","15525","16671","17490","18672"],"localPolicy":"The eight covered cities are excluded from coefficient fitting. Local predictions require the same input and target quality rules. Missing or thin observations are withheld, never replaced with zero. Other California cities can be correlated with these cities: this is city transfer, not independent metro validation."},"origins":{"firstTraining":"2014-03-31","validationStart":"2019-03-31","validationEnd":"2021-12-31","laterReplayStart":"2022-03-31","laterReplayEnd":"2026-03-31","forwardOrigin":"2026-09-30"},"models":{"persistence":"Current pace: latest eligible median contract days.","seasonal":"Same season: median contract days in the target quarter a year earlier. Primary baseline.","pace":"Regularized linear regression of log(1+target days) minus log(1+same-season days) on the current-versus-year-ago log days difference and current-versus-three-month-ago log days difference.","pressure":"Same regression plus log(1+inventory/(sales/3)), log inventory year-over-year difference, log sales year-over-year difference, and log((pending+1)/(newListings+1)).","blend":"Equal arithmetic weights on persistence, seasonal, pace and pressure predictions in days."},"fitting":"Separate home-type models; pooled eligible peer rows; expanding chronological training; complete cases; training-only population mean/standard-deviation scaling; intercept unpenalized; fixed ridge penalty 10 on the sum-of-squared-error objective, no hyperparameter search. Fit log residuals; predictions expm1(seasonal log + fitted residual), clipped to [0,365] as the target quality range. No retransformation bias correction. No city or outcome-driven feature selection.","selection":"Within each home type, compare pace, pressure and blend on local validation only. Select the lowest-MAE eligible candidate (stable order pace, pressure, blend breaks ties) only if its MAE is at least 10% below BOTH seasonal and persistence, it beats seasonal in at least 7 of the 12 quarter origins, every origin has at least 4 local cities, and there are at least 72 comparable city-quarter rows. Otherwise retain seasonal. Do not select or tune using later replay. A replay selection is not a validated live edge.","reporting":"Publish all local predictions, exclusions, per-origin and per-city errors, MAE/RMSE/bias, validation and later replay, training counts and maximum training target date. Count quarter origins separately from correlated city rows. All compared models use identical complete-case rows. Custom weights are reader scenarios, not retrospectively registered forecasts.","forward":{"featureCutoff":"2026-08-31","targetStart":"2026-10-01","targetEnd":"2026-12-31","issueBefore":"2026-10-01","policy":"Freeze every candidate and selected baseline for eligible local city/home-type rows before the target starts. No automatic refitting or issuance. Capture exact source rows weekly; for each eligible row lock its first valid target observation after target end, retaining retrieval, source and forecast hashes. Score all locked outcomes, disclose any pending or thin outcomes and compare on the same rows. Never revise the primary locked score; later source revisions remain archived."},"limits":["No price appreciation prediction, buying recommendation or calibrated probability.","Revised source histories and assumed availability limit historical realism.","No independent metro holdout or multiple complete national downturns; inference is descriptive.","Rent/price and jobs/completion models retain their population and maturity gates; their numbers cannot be blended into contract days."]},"protocolSha256":"a44816b06af0951f4ba297109ec5a9ab0bd79789a1c5d27f09d27a61f1a468e2","source":{"url":"https://redfin-public-data.s3.us-west-2.amazonaws.com/redfin_data_center/property_types/monthly/all_cities.csv","headers":{"last-modified":"Sat, 12 Sep 2026 11:50:57 GMT","etag":"\"26f582c82432d27cc8ead82eac777104\"","content-length":"2204518236"},"retrievedAt":"2026-09-16T02:49:18.181914+00:00","upstreamSha256":"9584abc4ec3338d4406b31ccc096a5b1144fc300468156d3e4bf955ba273cfdf","upstreamBytes":2204518236,"scannedRows":7988689,"selectedRows":343154,"artifact":"california-market.csv.gz","artifactSha256":"769786d990881697a9c97292ef73edcdd815a4ec1489987935589658f6d41cde","completeScan":true},"mortgage":{"source":{"url":"https://fred.stlouisfed.org/graph/fredgraph.csv?id=MORTGAGE30US","publisher":"Freddie Mac, via FRED, Federal Reserve Bank of St. Louis","citationUrl":"https://fred.stlouisfed.org/series/MORTGAGE30US","methodologyUrl":"https://www.freddiemac.com/pmms","retrievedAt":"2026-09-16T02:49:18.344464+00:00","headers":{"last-modified":"Thu, 10 Sep 2026 16:02:25 GMT","content-length":"46899"},"artifact":"mortgage.csv","artifactSha256":"e2fbb4422a47ac0a7bb33dc199e9a41705154d9399c231e6d3b6476c74a57f74","units":"Percent; national 30-year fixed; weekly, not seasonally adjusted","methodologyBreak":"2022-11-17","availability":"Current revised download; historical vintage availability is not inferred from observation 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input."},{"city":"millbrae","homeType":"condo-coop","origin":"2021-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2021-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2021-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2021-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2021-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2021-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2021-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2021-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2021-12-31","reason":"Missing, thin (<10 sales), or out-of-range target window."},{"city":"pacifica","homeType":"condo-coop","origin":"2021-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2022-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2022-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2022-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2022-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2022-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2022-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2022-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2022-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2022-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2022-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2022-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2022-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2023-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2023-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2023-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2023-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2023-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2023-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"south-san-francisco","homeType":"condo-coop","origin":"2023-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2023-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2023-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2023-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"south-san-francisco","homeType":"condo-coop","origin":"2023-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2023-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"daly-city","homeType":"condo-coop","origin":"2023-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2023-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2023-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2024-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"daly-city","homeType":"condo-coop","origin":"2024-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2024-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2024-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2024-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2024-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2024-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"south-san-francisco","homeType":"condo-coop","origin":"2024-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2024-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2024-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2024-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"south-san-francisco","homeType":"condo-coop","origin":"2024-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2024-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"daly-city","homeType":"condo-coop","origin":"2024-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2024-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2024-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"south-san-francisco","homeType":"condo-coop","origin":"2024-12-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2025-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2025-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2025-03-31","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2025-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2025-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2025-06-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"burlingame","homeType":"condo-coop","origin":"2025-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2025-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2025-09-30","reason":"Missing, thin (<10 sales), or out-of-range required 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input."},{"city":"burlingame","homeType":"condo-coop","origin":"2026-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"millbrae","homeType":"condo-coop","origin":"2026-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."},{"city":"pacifica","homeType":"condo-coop","origin":"2026-09-30","reason":"Missing, thin (<10 sales), or out-of-range required input."}],"forward":{"id":"market-conditions-v1-2026q4","issuedAt":"2026-09-16T02:51:46.442296+00:00","featureCutoff":"2026-08-31","targetStart":"2026-10-01","targetEnd":"2026-12-31","issueBefore":"2026-10-01","policy":"Freeze every candidate and selected baseline for eligible local city/home-type rows before the target starts. 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