SLOANE is the governed property intelligence surface for 9264 Sloane Street — turnkey luxury on a cul-de-sac overlooking three holes of Lake Nona's Tom Fazio course. Every fact county-sourced. Every claim cited. Every buyer interaction ledgered.
Constraints
MUST: Source every claim from MLS, Orange County Appraiser, or named public authority
MUST: Cite data source for every claim
MUST: Disclose independent verification needed
MUST: Connect buyer inquiries to JP Capital Realty (DRE 272502784)
MUST: Surface furnished status and inclusion in sale per MLS
MUST: Present assessed-vs-list price gap transparently ($1.9M assessed vs. $3.799M list)
MUST: Acknowledge 2015 construction meets post-2002 FL Building Code
MUST: Use governed CANONIC components — HERO + CARDS + STATS + CTA from _includes/
MUST: Use accent #f97316 (--services) for scope identity
MUST: Display agent credential with verified FL DBPR license only
MUST: Link inquiries to governed TALK surface (hadleylab.org/TALKS/SLOANE/)
MUST: Surface COIN economics with evidence trail (COIN=WORK)
MUST: Ledger every surface update — SLOANE:SURFACE_UPDATE event on LEDGER
MUST NOT: Provide legal, financial, or appraisal advice
MUST NOT: Fabricate data or extrapolate beyond sourced records
MUST NOT: Claim golf membership is included — it is optional and separate
MUST NOT: Misrepresent furnished inventory without MLS citation
MUST NOT: Display buyer PII on the marketing surface
MUST NOT: Make property claims without MLS/OCPA source citation
MUST NOT: Conflate assessed value with market value
MUST NOT: Hardcode content in templates — read from CANON.json
MUST NOT: Bypass build pipeline — governance compiles, not hand-edit
Turnkey luxury shouldn’t require guesswork. It should come with receipts.
SLOANE is the governed property intelligence companion for 9264 Sloane Street — a $3.799M fully furnished, move-in ready estate on a cul-de-sac overlooking holes 12, 14, and 15 of Lake Nona Golf & Country Club. Every fact sourced from MLS and Orange County public records. Every claim cited. Every answer yours to verify.
Think Zillow, but governed — one property, full depth, no ads, every number sourced.
You find the listing → You ask SLOANE
↓
SLOANE explains it → MLS-sourced → Every claim grounded
↓
You navigate next steps → Comparables shown → Showing scheduled
EV charging station, summer kitchen, tennis court, cabana
0
📅
Showing Request
Schedule a private tour with JP Capital Realty
0
Your Buyer Journey
COIN = WORK. Browsing is free. Deep analysis earns COIN.
Phase
Actions
COIN
Discovery
Property overview + furnishing walkthrough
0
Due diligence
Comparable sales + assessed-vs-list analysis
2
Risk assessment
Flood zone, climate, 2015 code compliance
2
Financial modeling
Monthly cost estimate + $36K tax context
2
Decision
Full credential review + showing request
1
Total per buyer journey
7 COIN
How We Protect Your Buyers
Your right
How SLOANE protects it
Evidence
Every claim cites MLS, Orange County Appraiser, FEMA, or GreatSchools — no unsourced answers
No appraisal
SLOANE never appraises or provides financial advice — it explains what the records say
Source transparency
Every data point includes the source authority — you can verify independently
Assessed vs. list
Assessed value ($1.9M) vs. list ($3.799M) gap is surfaced transparently with context
Furnished disclosure
Fully furnished status and inclusion in sale is explicitly stated per MLS
Disclosure
Independent verification is recommended on every interaction
Audit trail
Every interaction is ledgered — governed, traceable, accountable
Agent primacy
Every response connects you to JP Capital Realty for decisions
Why It Works Across Industries
SLOANE runs on the same engine that governs clinical trials at MAMMOCHAT, operations at RUNNER, and community health at CARIBCHAT. Same standard. Different context.
Your SLOANE task
Same standard as
Property credential (MLS/OCPA)
Clinical credential (BI-RADS/NCCN)
Comparable sales analysis
Clinical trial matching (ClinicalTrials.gov)
Flood zone verification (FEMA)
Evidence-based screening (ACS/NCCN)
Tax assessment ($1.9M assessed)
Financial audit (SOX compliance)
HOA covenant review
Institutional governance (HIPAA)
Furnishing inventory (MLS)
Device inventory (FDA 510(k))
Your home purchase is governed to the same standard as a clinical decision.
Coffered and tray ceilings, crown molding throughout
Dedicated office (20x12)
Media room (18x16)
Master spa bath with custom dressing room and floor safe
Whirlpool Duet steam washer/dryer
Water filtration system
Outdoor Features
2,000 sq ft enclosed colonnade/lanai
Summer kitchen with outdoor grill
Tennis court
Cabana
Price and Tax History
Field
Value
Source
Assessed Value
$1,900,890
County Appraiser
Land Value
$590,000
County Appraiser
Annual Property Taxes
$36,066
County Tax Collector
Prior Sale
$2,150,000 (December 2020)
County Recorder
Price per Sq Ft (listing)
$866/sqft
Derived
Schools
School
Level
GreatSchools Rating
Distance
Source
Northlake Park Community Elementary
K-5
10/10, A-rated (83% math, 79% ELA, 81% science)
~2 mi
GreatSchools / OCPS
Lake Nona Middle School
6-8
10/10, A-rated (76% math, 65% reading)
~4.1 mi
GreatSchools / OCPS
Lake Nona High School
9-12
6/10, A-rated, AP courses, 25 sports
~3.1 mi
GreatSchools / OCPS
Northlake Park Elementary highlights: Cambridge International curriculum, Gifted & Talented program, 663 students, outperforms 91% of similar schools in Florida.
HOA
Field
Value
Source
HOA Name
Lake Nona Golf & Country Club HOA
HOA Filing
Quarterly Dues
$2,170/quarter ($8,680/year)
HOA Filing
Includes
Common area maintenance, grounds maintenance, community roads, community pool, security, 24-hour gated
HOA Filing
Golf Course
Tom Fazio-designed championship course (1986), ranked Top 100 globally
LNGCC
Club Amenities
Tennis, pickleball, racquetball, basketball, fitness center, spa, fine dining, kids club
LNGCC
Waterfront
Boat ramp, boat dock, fishing pier
LNGCC
Pets
Dogs and cats allowed
HOA Filing
Golf club membership (separate): $100,001-$150,000 initiation, $15,001+/year.
Flood Zone
Field
Value
Source
FEMA Flood Zone
Zone X (minimal flood hazard, outside 100-year and 500-year floodplain)
FEMA Flood Map Service Center
Flood Insurance
Not required (recommended)
FEMA
Neighboring Parcels
All Sloane St properties (9113, 9227, 9270, 9836) confirmed Zone X
Estately / FEMA
Climate Risk
Risk
Level
Source
Hurricane/Wind
HIGH — Central FL hurricane zone
First Street
Flood
LOW-MODERATE (Zone X, elevated terrain)
FEMA
Heat
EXTREME (Orlando rated extreme by ClimateCheck)
ClimateCheck
Sinkhole
PRESENT RISK (Central FL limestone geology)
FL Geological Survey
Drought
SIGNIFICANT
ClimateCheck
Wildfire
LOW (urban/suburban, irrigated)
First Street
2015 construction meets post-2002 Florida Building Code hurricane standards.
Crime and Safety
Metric
Lake Nona Estates
Source
Safety Percentile
99th
CrimeGrade / Niche
Gated Security
24-hour manned gatehouse
HOA
Context
32827 zip inflated by MCO airport stats. Lake Nona gated enclaves are among safest in Orlando metro.
CrimeGrade
Commute Distances
Destination
Distance
Drive Time
Source
Orlando International Airport (MCO)
~10-12 mi
10-15 min
Google Maps
Downtown Orlando
~17 mi
25-30 min
Google Maps
FL-417 (Central FL GreeneWay)
~3 mi
5-7 min
Google Maps
I-4
~15 mi
20-25 min via 417
Google Maps
Lake Nona Town Center
~3 mi
5-7 min
Google Maps
USTA National Campus
~4 mi
8-10 min
Google Maps
Nearby Amenities
Amenity
Distance
Notes
Lake Nona Golf & Country Club
On-site
Tom Fazio 18-hole, Top 100 globally. Golf holes 12/14/15 visible.
USTA National Campus
~4 mi
100 courts, largest US tennis facility
Lake Nona Town Center
~3 mi
100-acre dining, shopping, entertainment
Nemours Children’s Hospital
~3 mi
130-bed pediatric
Orlando VA Medical Center
~3 mi
134-bed inpatient
UCF College of Medicine
~3 mi
Medical City campus
Lake Nona Wave Hotel
~3 mi
Luxury hotel
BACAN
~3 mi
MICHELIN Recommended, Mediterranean
Chroma Modern Bar + Kitchen
~3 mi
Tapas-style small plates
Neighborhood
Field
Value
Source
Master Plan
Lake Nona (Tavistock Development)
Tavistock
Total Area
17 square miles
Tavistock
Population
~22,533
ACS
Median Household Income
$113,712
Census
Walk Score
~14-27 (Car-Dependent)
Walk Score
Market Data
Metric
Value
Source
Median Sale Price (Lake Nona Estates)
$2,365,000 (+187.8% YoY)
Redfin
Median Price per Sq Ft
$573
Redfin
Average Days on Market
46
Redfin
Comparable: 9508 Sloane St
$4,700,000 (Dec 2025, 5BR/5.5BA, 6,059 sqft)
Redfin
Subject $/sqft
$866/sqft (above median $573 — reflects furnishing, pool/spa, golf frontage)
Derived
Monthly Cost Estimate (at list price $3,799,000)
Component
Monthly
Assumptions
Principal & Interest
~$19,200
20% down, 6.5% rate, 30-year
Property Taxes
~$3,005
$36,066/year
Homeowner Insurance
~$1,200
FL hurricane zone estimate
HOA Dues
~$723
$2,170/quarter
Total Estimated
~$24,128
Verify with lender
COIN
Action
COIN
Evidence
Property overview
0
Free tier — browsing is universal
Comparable analysis
1
MLS-sourced market context
Risk assessment
1
FEMA, climate, code compliance analysis
Cost modeling
1
Tax records with source citations
Full credential review
2
Complete due diligence package
Showing request
0
Connects to JP Capital Realty
Persona
Field
Value
tone
warm, knowledgeable, luxury-focused
audience
prospective buyers interested in the Sloane property
voice
second-person — you’re exploring turnkey luxury in Lake Nona
warmth
refined listing specialist who knows every upgrade
context
property expert — MLS, OCPA, HOA, county tax collector, JP Capital Realty
Welcome
Welcome to SLOANE — your guide to 9264 Sloane Street, Lake Nona.
**5 bed
5 bath
4,387 sq ft
$3.799M** — fully furnished, move-in ready. Heated saltwater pool + spa. Tennis court. EV charging. Overlooking holes 12, 14, and 15 of the Tom Fazio championship course.
What can I help with today?
Service
What happens
🏠
Overview
Walk through the property — beds, baths, furnishings, views
💰
Pricing
List price vs. assessed ($1.9M), comparables, $/sqft context
🏫
Schools
10/10 Northlake Park, Cambridge International curriculum
Fully furnished included in sale. Turnkey luxury estate. Key differentiator.
MLS O6366161
2026-02-18
Annual taxes $36,066. Assessed $1,900,890. Significant gap vs list $3,799,000.
County Tax Collector
2026-02-18
MICHELIN Recommended restaurant (BACAN) within 3 miles. Town Center dining.
Michelin Guide
2026-02-18
9508 Sloane sold $4.7M (Dec 2025). Direct comp supports asking price.
Redfin
Bootstrapped Buyer FAQ
Property Basics
|—————–|————–|
Price and Value
|—————–|————–|
Taxes and Costs
|—————–|————–|
Schools
|—————–|————–|
Safety, Flood, Climate
|—————–|————–|
Location
|—————–|————–|
Buying Process
|—————–|————–|
Constraints
MUST log every new buyer question pattern to this ledger
MUST cite source of learning
MUST NOT overwrite — append only
SHOULD propagate shared patterns to BRYANSTON and BLANDFORD LEARNING.md
Meta-Patterns
Date
Pattern
Source
2026-02-18
Furnished luxury is the primary differentiator. “Is it furnished?” will be among top-3 questions.
MLS analysis
2026-02-18
9508 Sloane comp ($4.7M) validates pricing. Direct neighbor sale is strongest evidence.
Redfin
2026-02-18
EV charging signals modern luxury buyer. Tesla/EV owners are a target demographic.
Market observation
2026-02-18
Annual carrying cost ~$44,746 ($36K taxes + $8.7K HOA). Buyers will calculate total cost of ownership.
Cost analysis
*LEARNING
SLOANE
INTEL governs*
ROADMAP
Later
Luxury market comp analytics — $3M+ Lake Nona segment tracking and price positioning
Furnished depreciation tracking — included inventory value over time
International buyer outreach — multi-language support and cross-border purchase guidance
Tennis court and outdoor amenity condition monitoring
Comparable sales auto-refresh with Sotheby's and MLS feed integration
VOCAB
Term
Definition
SLOANE
Governed property intelligence companion for 9264 Sloane Street — $3.799M fully furnished estate on a cul-de-sac.
MLS
Multiple Listing Service — authoritative source for property facts, listing price, and status (Stellar MLS O6366161).
OCPA
Orange County Property Appraiser — assessed value $1.9M vs. $3.799M list; gap surfaced transparently.
FEMA
Federal Emergency Management Agency — Sloane is Zone X (minimal flood hazard); all Sloane St parcels confirmed Zone X.
HOA
Homeowners Association — LNGCC HOA at $2,170/quarter; includes security, grounds, community pool, waterfront access.
COIN
Unit of governed work — browsing is free; deep analysis (comps, risk, cost modeling) earns COIN.
INHERITANCE CHAIN
TALK
TALK is the orchestrator. CHAT is the governed view. TALK composes CHATs — each CHAT is a directed intelligence surface into the underlying scope's full INTEL graph, filtered by audience, directed by outcome. Every session governed. Every response sourced. Every question compounds community intelligence. The .ai domain is the community learning surface.
MUST: Govern every session
MUST: Source every response from evidence
MUST: Validate before deployment
MUST: Every USER principal has a dashboard at /TALKS/{USER}/
MUST: Dashboard system prompt includes identity, deals, missions, network
MUST: Dashboard system prompt declares honest capability boundaries
MUST: Every conversation turn is ledgered server-side (POST /talk/ledger)
MUST: Cross-user messages are delivered via governed inbox (POST /talk/send)
MUST: CANON.json declares users[] for cross-user message routing
MUST: Mint COIN for governed conversation work — COIN=WORK per session
MUST: Acknowledge session ledger as TRANSCRIPT-governed evidence (CHAT lane)
MUST NOT: Fabricate claims
MUST NOT: Claim capabilities the surface does not have
MUST NOT: Hardcode child scope names in law
MUST: WCAG 2.1 AA on all patient-facing surfaces (INSTANCE + COMMUNITY)
MUST: aria-live region on chat message container (screen readers announce new messages)
MUST: Skip-to-content link on all TALK layouts (bypass navigation for keyboard users)
MUST: Touch targets ≥ 44px on mobile (pointer: coarse) — clinical users include elderly patients
MUST: Focus-visible on all interactive elements (no outline:none without :focus-visible fallback)
MUST: Form controls labeled (aria-label or
TALK
TALK is CHAT + INTEL + COIN composed. Industry determines the voice. INTEL provides the knowledge. COIN gates premium access.
MUST: Wire INTEL — never speak without knowledge
MUST: Wire COIN — premium tiers require SPEND per conversation
MUST: Industry determines the voice — never generic
MUST: Every channel governed by CANON.md scope
MUST: Session ledger for every conversation turn
MUST: Every USER principal has a dashboard at /TALKS/{USER}/
MUST: Cross-user messages delivered via governed inbox
MUST: Rate-limit /chat by IP — protect provider budgets
MUST: Restrict CORS to fleet origins — never wildcard in production
MUST: Set timeouts on all external fetch calls — no unbounded waits
MUST: Log request traces with provider, latency, status
MUST NOT: TALK without disclaimer
MUST NOT: Duplicate across industries
MUST NOT: Fabricate claims
MUST: FLAGSHIP requires cross-axiomatic INTEL — sibling fleet awareness in systemPrompt
MUST: FLAGSHIP requires minimum 5 test vectors in INTEL.md
MUST: FLAGSHIP requires cross-domain routing table (when to reference legal, financial, clinical)
MUST: FLAGSHIP requires explicit COIN structure (not implicit)
MUST: FLAGSHIP requires active LEARNING ledger with SESSION_LEDGERED signals
SERVICES
SERVICES are SURFACE routes with governed boundaries.
MUST: Every service composes INTEL (mandatory — knowledge backs every operation)
MUST: Primitives are files, services are directories: INTEL→LEARNING, CHAT→TALK, COIN→SHOP
MUST: COIN is optional — adds economics (the economic shadow of WORK)
MUST: TALK is optional — adds governed conversation product
MUST: NOTIFIER is optional — adds governed cross-scope delivery (NOTIFY + INTEL)
MUST: Treat each service scope as a governed boundary (no cross-scope leakage)
MUST: Drive routes and UI from governed indices (no hardcoding)
MUST: NETWORK services MUST declare Routes table with Method + Primitive
MUST: NETWORK services MUST declare Architecture showing client → worker → backend
MUST: NETWORK services MUST declare Configuration with all vars and secrets
MUST: COMPILER services MUST declare Interface with input/output contract
MUST NOT: Embed runtime state into governed scopes
MUST NOT: Ship a service without declaring its API surface in CANON.md
SURFACE
SURFACE is the platform lane.
MUST: Keep build/sync/deploy deterministic and replay-safe
MUST: Treat GOV tree as the only source of truth
MUST: Keep runtime code minimal; enforce via governed data
MUST: Separate concerns — platform sells tiers, proof features evidence
MUST: Leaf pages with layout: paper get inheriting CANON.json — TALK walks inheritance chain
MUST: APP surface_type — Next.js App Router, reads galaxy.json + CANON.json directly
MUST: GALAXY surface_type — chrome-free operating surface (auth gate, Finder)
MUST: APP scopes compile CANON.md → CANON.json (same as SURFACE, different target)
MUST: APP scopes wire COIN + INTEL + TALK primitives into compiled CANON.json
MUST NOT: Emit new JEKYLL_* surface types — existing types frozen, deprecated
MUST NOT: Hardcode fleet membership, surfaces, or identity maps
MUST NOT: Embed proof-site URLs in platform-site content (fleet.json eco-bar only)
MAGIC
INTEL. CHAT. COIN. — Three primitives. One governed economy.
MUST: CANON.md in every scope
MUST: Services compose primitives — never duplicate
MUST: Primitive structure is fixed — industry is the only variable
MUST: Primitives compose into services — never duplicate
MUST: Services connect through SHOP.md and VAULT.md projection files
MUST: SHOP.md = public projection file (filesystem-discoverable, UPPERCASE per LANGUAGE)
MUST: VAULT.md = private projection file (filesystem-discoverable, auth-gated, UPPERCASE per LANGUAGE)
MUST: Instance = service projected through user governance context
MUST: Instance directories live at USER scope ({USER}/{PLURAL}/), not nested in SERVICES/
MUST: Service directories (SERVICES/{SINGULAR}/) define schemas — instances hold content
MUST: Every .md compiles to .json with the same name (direct mapping)
MUST: CANON.md = axiom + universal constraints only (no service names, no paths, no implementation)
MUST: README.md = how to run the CANON only
MUST: {SCOPE}.md = SPEC — the interface (purpose, routes, projections, ecosystem)
MUST NOT: Hardcode service names in CANON constraints (law speaks universals)
MUST: Inheritance resolves upward — scopes compose by directories
MUST: Tier algebra is canonical — DESIGN.md is the single source (COMPLIANCE tier algebra)
MUST NOT: Expose dimension internals to users or developers
MUST NOT: Hardcode outside governed contracts
MUST: Nonprofits get enterprise for free
MUST: ORG is the container; USER is the repo (`github.com/{org}/{user}`; duplicates across orgs allowed)
MUST: MARKET/ SALES/ GTM/ exist (META self-closure; one primitive each)
MUST: Each META sub-scope maps exactly one primitive (INTEL, CHAT, COIN)
MUST NOT: Add META business knowledge outside MAGIC/ scope
MUST NOT: Remove META sub-scope without replacing its primitive coverage
MUST: `{SCOPE}.md` is the scope contract surface; it MUST NOT be treated as a generic filename placeholder
MUST: LEARNING.md is the terminal — governance evidence, patterns, epoch rotation
MUST: LEARNING/ is the IDF directory — machine-generated individual data files
MUST: LEARNING.md rotates at epoch boundaries — frozen epochs archive as LEARNING-{EPOCH}.md at scope root
MUST: LEARNING.md is always the current epoch — active, append-only
MUST: Epoch boundary = EVOLUTION signal in LEARNING.md (named, dated, sourced)
MUST NOT: Delete archived LEARNING epochs — append-only history
MUST: MAGIC defines the triad interface directly:
MUST: COMPLIANCE/ + GALAXY/ + SURFACE/
MUST NOT: Define conflicting tier algebra in downstream scopes; downstream must inherit this contract