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Understand a property before you buy or build.

Research ownership, local rules, and property history. Check deal assumptions and see what still needs verification.

Prepare a brief without an account. Next, confirm the property and choose your questions. A verified account is required to start private research.

Use a parcel IDView an example Check county coverage

Explore a fictional example

Fictional property · Illustrative map

100 Example Lane

Example City, AZ · Renovate and rent

View full example

Example finding

Assessed use: residential

The sample record describes current use; it does not establish permission for a new use.

Still unknown

Rental permission and applicable overlays

Next step

Ask the planning office which requirements apply.

Read the property evidence guide
Fictional neighborhood illustration with one residential lot outlined in blue. It does not represent a real parcel or surveyed boundary.
Illustrative parcel view — not a survey
  • Assessor records
  • Recorded documents
  • Planning and permits
  • Flood and site context

Research categories. Availability varies by location and topic. Our methodologyCoverage

Free tools for your next decision

Try a useful first step. Calculations use your assumptions, not verified property values.

Calculate an offer

Compare offer ceilings using your resale estimate, repair budget, and margin.

Open offer calculator

Estimate rental cash flow

See monthly cash flow after vacancy, expenses, financing, and reserves.

Open rental calculator

Explore local coverage

Choose a state and county to see geographic coverage and remaining research gaps.

Open Local Records Finder

Build a diligence checklist

Track what is checked, unknown, or still needed for your property strategy.

Open checklist

Start with the question that matters to you

Wholesalers & deal finders

Does the deal leave enough room?

Work back to an offer ceiling, then identify the ownership and title questions to verify.

Explore wholesale research

Investors

Do the numbers support the strategy?

Test resale or rental assumptions and choose research that could change the decision.

Choose an investment strategy

Land buyers & builders

What should I verify before building?

Frame your zoning, site conditions, and permit questions before committing to a plan.

Prepare property research

How property research works

  1. Confirm the property

    Start with an address or parcel ID, then check the matching property and jurisdiction.

  2. Choose your questions

    Set the topics, strategy, and assumptions. A verified account is required to start research.

  3. Review findings and unknowns

    Follow the evidence in your private report and decide what needs another check.

Walk through your first investigation

Before you start

What can I use for free?

Public tools, the fictional example, coverage summaries, and the Field Guide are free to explore without signing in. Saving tool results and starting private property research require a verified account. Research also depends on service availability and your remaining report allowance, shown before you submit.

What happens after I enter an address?

Your address carries into the research form. Confirm the property, choose your questions, and review the brief before starting private research. Entering an address does not immediately produce a report. See the steps.

Is my county covered?

Check coverage for your state and county. Availability varies by jurisdiction and topic; a listed county does not mean every property record is available. Coverage summaries describe research coverage and gaps, not findings about your property.

How current is the evidence?

A source date tells you when a record was published or took effect. A retrieval date tells you when it was accessed. A recent retrieval can still contain an older record. Check both dates and any gaps; update timing varies by source. Read our methodology.

Is assessed value the same as market value?

No. An assessed value is used for local tax assessment and may differ from what a buyer would pay. Calculator outputs use the figures you enter; they are not an appraisal or a verified market value. Understand offer assumptions.

What can a research conclusion establish?

Research helps you understand available evidence and unresolved questions. A missing record does not establish clear title, no liens, or permission to build. Confirm important conclusions with the responsible office or qualified professional before acting. See zoning and approval questions.

Public examples and learning are open. Your saved research stays in your account.

Coverage varies by place and topic. Check coverage.