Every field here traces back to a record you can look up yourself.
No purchased consumer files. No scraped social profiles. No modeled demographics presented as facts about a household. Six public sources, and a plain account of what each one can and cannot tell you.
The sources.
Cannot give us: the value of the estate, family relationships, or anything about intent.
Cannot give us: mortgages, refinances, home equity lines or liens. None of those appear in parcel records, which is why we never publish an equity figure.
What that means in practice: coverage is good but not universal, and it is weakest on very recent transfers. Where we do not hold a current name, the record is delivered addressed generically rather than with a name we cannot stand behind. Property titled to an LLC, corporation or trust cannot be matched to an individual at all.
Cannot give us: whether work was completed without a final inspection being recorded. Published permit detail is also thinner in Prince George’s County than in Montgomery.
Cannot give us: unlicensed rentals, or a licensee name — the registries carry the address, not the person, so a parcel join is required before there is anyone to write to.
Cannot give us: anything outside the annual publication window.
Cannot give us: anything about a specific household. These are survey estimates for an area, they run a year or more behind, and we never present them as personal or use demographic variables in targeting.
Observed, or inferred?
Every record states what the source shows. Where something is a reasonable reading of the record rather than the record itself, we say so on the row. The distinction matters because acting on an inference and acting on a fact are different decisions.
Where the gaps are.
Every delivery reports its own match rate. Here is what systematically goes missing, stated before you buy rather than after.
- Entity-held property. Homes titled to an LLC, corporation or trust cannot be matched to an individual. This affects landlord lists most, which is why they skew toward small owner-operators — often the better audience, but you should know it is a filter rather than a choice.
- Identity matching is deliberately conservative. Court filings and parcel records spell names differently. We favor precision over volume and accept losing some true matches rather than risk delivering a stranger’s address.
- Permit status can lag reality. A share of permits with no recorded final inspection were in fact completed. Treat it as a strong indication, not a certainty.
- Title changes record the change, not the reason. A co-owner added or removed may reflect any of several circumstances. We never assert which.
- Vacancy is inferred, not observed. Nobody drives past the property. An owner-occupancy indicator plus an estate filing makes vacancy likely; likely is not confirmed.
- Owner information is not uniformly available, and is weakest on very recent transfers. Records affected are flagged rather than filled with a guess.
- County coverage. Every Maryland county is available. Montgomery and Prince George’s run as standing weekly feeds; any other county is set up on request using the same statewide parcel file and Register of Wills structure. County-level permit, code-enforcement and rental-license feeds vary in what each county publishes, so ask for a sample for your county and check it before you subscribe.
How we use it, and how you may not.
Not a consumer report. These are property and public court records. They are not credit data, and they may not be used to decide eligibility for credit, insurance, employment, housing tenancy, or any other purpose covered by the Fair Credit Reporting Act. If your use case is any of those, this is the wrong product and we will tell you so.
No demographic targeting. Race, ethnicity, national origin, religion, sex, disability and familial status are protected characteristics, and selecting who receives housing-related mail on any of them is a violation whether or not it is intended. Selection uses property facts and area market context only.
One opt-out, honored everywhere. A household that asks to stop hearing from you is added to a suppression file that filters every future list and every future mailing, across every product and every client. It does not expire.
Timing is the targeting, not the message. Knowing that something happened at an address is not permission to say so. Mail we write never references a bereavement, a citation or a filing.
Your own rules still apply. Licensed professions have advertising rules we are not party to. We format to whatever your compliance reviewer approves.
Verify it before you trust it.
Every record we deliver carries a link back to the state or county source. Ask for 25 and check them against the originals — that is the entire sales pitch.
The source list, refresh cadence, matching approach and ranking inputs are reviewed and dated. Material changes to how records are selected or ranked are noted here and flagged to active clients before the run they affect. Weighting formulas and matching thresholds are not published, but the inputs behind every ranking are described above, and every delivered record states in plain English what the source shows.
