A county license is $3,800 at the median. One assignment on one vacant lot covers it and the second deal is profit. You are buying the only copy of that list you can work without competing with your neighbors: every unimproved parcel in the county, the person behind every LLC, and every change dated the day the county files it.
Sources: U.S. Census Bureau, American Community Survey 2019–2023 · county tax rolls, recorders, clerks of court, tax collectors and permit systems · the county price list is published in full for all 3,144 counties.
Each county is collected, joined and monitored on its own terms, because that is how its records are kept.
LLCs, trusts and name variants are resolved into the real economic owner, so an investor holding fourteen parcels through four companies appears once, with the whole portfolio attached.
Every vacant parcel in the county as one export: residential, commercial and industrial, with the attributes land buyers actually filter on. Exports sit inside the license, never billed per record.
County sources are re-collected on a schedule. Tax delinquency, tax-deed filings, liens, lis pendens, probate, code cases and stalled permits become dated events on the parcel and owner timeline, and an alert if they match what you are hunting.
Models trained on a decade of recorded sales rank owners by likelihood to sell, and every score lists the events behind it, so you can argue with it instead of trusting it.
Active buyers in the county, identified from deed history, with buy boxes inferred from what they have closed: area, size, price band, and when they last moved.
A county's records are the same for everyone. What differs is how many people are working them, so each county is sold to eight licensees and no more. One buyer can take the whole county exclusively.
Thirty-six plays are built in. These six are the ones that pay for a county license first.
Every parcel with no legal access, plus the neighbor who can grant it. Access is the whole discount.
One assignment covers the license several times over
Delinquent accounts and filed tax-deed applications, dated the day the county publishes them, before the auction list circulates.
Buy at the certificate, not at the auction
Out-of-state owners, long holds, no recent activity on the parcel. They are not on any MLS and never will be.
Off-market by definition
Contiguous parcels grouped by adjacency and owner, so you approach one seller for a buildable block instead of five.
Sell the block, not the lot
Platted lot inventories matched to builders actually closing in that submarket, by size and price band.
One sale, hundreds of lots
Probate filings, open code cases and storm damage near the repair threshold, each tied back to the owner of record.
The seller has a deadline, not a price
Each play is a saved set of filters, events and scores, run against the county you license. All thirty-six, or describe one in plain English and we build it.
What happens between the day you pick a county and the day its records are yours.
Two weeks is the standard lead time. Counties with unusual record systems take longer, and we confirm the date before you pay.
Each strategy is a saved set of filters, events and scores. Thirteen of them, and what they look for:
Landlocked and frontage-impaired lots, with the adjacent owners who can resolve access.
Contiguous parcels grouped by adjacency and owner for assemblage and infill.
Delinquent accounts, certificate status and tax-deed applications as dated events.
Out-of-area owners with long hold periods and no recent activity on the parcel.
Pre-platted lot subdivisions where thousands of lots were sold to out-of-state buyers decades ago, with owner, access and flood attributes.
Storm-damaged structures where repair cost approaches the substantial-improvement threshold.
Open code cases, stalled or expired permits and probate filings, tied back to parcel and owner.
Associations facing inspection and reserve requirements, and the owners most exposed.
Resolved owners whose holdings are shrinking, transferring or reorganizing across entities.
Lot inventories matched to active builder buy boxes by submarket, size and price band.
Large, low-improvement tracts profiled for conservation and utility-scale solar buyers.
Recent sellers of investment property likely inside an exchange window, from deed timing.
Re-score existing lists against current records to surface owners whose situation changed.
Every record is readable by a language model, so a play you can describe in plain English becomes a saved search with its own alerts. All thirty-six strategies.
A score is only useful if you can see what moved it. Each row carries its events; each owner opens to a resolved portfolio.
Ranked by sell-likelihood score · updated with today's events
| # | Parcel | Resolved owner | Score | Why now |
|---|---|---|---|---|
| 1 | DEMO-0418-221 | A. Samplevia Example Coastal Holdings LLC | 94 |
Tax-deed app filedAbsentee 18 yrs |
| 2 | DEMO-0732-104 | Estate of R. Placeholderindividual · 1 parcel | 89 |
Probate openedVacant lot |
| 3 | DEMO-1190-057 | Sample Family Trusttrust · 3 parcels | 83 |
Lis pendensAdjacent to builder lots |
| 4 | DEMO-0055-318 | Placeholder Land CoLLC · 7 parcels | 78 |
2 yrs delinquentLandlocked |
| 5 | DEMO-2207-940 | J. Exampleindividual · 2 parcels | 72 |
Permit expired |
| 6 | DEMO-0961-433 | Test Ventures LLCLLC · 1 parcel | 68 |
Hold 22 yrsOut-of-state |
Sample names, parcel IDs, dates and scores. Not real parcels, owners or model output.
National tools cover everywhere at the same depth and sell the same list to everyone. Deedhawk goes deep in the counties it licenses, and limits how many buyers work them.
| Dimension | Typical national per-user tools | County-deep approach |
|---|---|---|
| Pricing | Per-user subscriptions; exports and skip tracing metered per record. | One-time county license plus monthly hosting. Parcel and owner exports inside the county are included. |
| Ownership | Owner as named on the deed. LLCs and trusts look like unrelated owners. | LLCs, trusts and name variants resolved to the economic owner, with the portfolio. |
| Land | Vacant land as filtered lists, often capped per pull. | The county's complete unimproved inventory in one export, with acreage, access, flood and wetland flags. |
| Freshness | Bulk refreshes on a vendor cycle, little event dating. | County sources re-collected on a schedule; each change stored as a dated event, with alerts. |
| Scoring | Generic motivated-seller lists, or scores with no stated reasons. | Models trained on a decade of recorded sales. Every score lists its reasons. |
| Buyers | Little visibility into who is buying in a given county. | Active buyers from deed history, with inferred buy boxes and big-mover alerts. |
| Exclusivity | The same lists available to every subscriber in the market. | 8 standard licenses per county. An exclusive county license is available. |
A generalized description of national, per-user property data tools. Individual products differ; no specific vendor is described.
Every county has a published price, set by the size of its housing market. Here is a sample from across the country.
| Sample county | License | Home value | Median | Housing units |
|---|---|---|---|---|
| Sample counties across the US. | ||||
Outreach, websites and phone campaigns are sold separately. Every number, and the method behind the county price.
Every county license is a written agreement, sent before you pay anything.
ACH Direct Debit. No cards, and no renewal you did not agree to.
Needle and Camel Investments LLC · 14415 N 41st Pl, Phoenix, AZ 85032