A factor helps explain some pricing in comparing areas is the elephant in the room everyone will fall over themselves trying not to notice. I thought someone would come out and say it in a few posts above, but no one did.

If area schools are filled with ice people you pay more. If filled with sun people you pay less.

It always cracks me up that my die-hard left-wing friends always talk a good game but live smack in the middle of ice people central.

(See John Derbyshire “We Are Doomed” for more on Ice People and Sun People (broadly speaking Asians and whites, and blacks and Hispanics). Please ignore crackpots and racists on the subject.)