Data Coverage & Source Verification Matrix
SemioTrace operates on explicit transparency. We do not claim blanket “nationwide real-time verification” where municipal constraints exist. Below is our exact production coverage, source hierarchy, refresh cadence, and known limitations.
County Property Assessor & GIS
3,142 U.S. Counties (Full National Coverage)Direct County Assessor & Equalization Rolls
Annual tax roll updates with quarterly GIS parcel boundary synchronizations
Assessed values reflect statutory tax formulas and state caps (e.g. Prop 13/Save Our Homes), not immediate market list or sale prices.
Pre-Foreclosure & Court Lis Pendens
Over 1,200 Major Metro & Suburban Counties (Coverage expanding)Clerk of Court Civil Court Dockets & Recorded Notices of Default
Daily docket ingestion for judicial and non-judicial foreclosure filings
Trustee sale dates may be postponed, stayed via bankruptcy filing, or reinstated without immediate court notice.
Probate Court Dockets & Estate Filings
Key High-Volume Jurisdictions (FL, TX, GA, AZ, NC, CA)County Probate Court dockets, Letters of Administration, Letters Testamentary
Weekly docket review and case status monitoring
Estate liquidations requiring formal court confirmation hearings carry statutory notice windows (typically 30–60 days).
Recorded Mortgages & Deeds of Trust
All U.S. Recorders of Deeds with Electronic Recording (e-Recording)County Recorder of Deeds / Official Public Records
Weekly recorded conveyance and deed of trust synchronization
Estimated note balances are calculated from recorded original principal and prevailing amortization tables; actual payoff statements require lender authorization.
Comparable Closed Sales
Major and Mid-Sized U.S. MetrosLicensed MLS/RESO Feeds and County Conveyance Stamps
Real-time to daily as deed recordings and MLS statuses finalize
Non-disclosure states (e.g. Texas) rely on licensed MLS participant feeds and mortgage loan recordings rather than public deed prices.
Comp-Implied Valuation Context
Standard Residential Zoned Properties (SFR, Townhomes, Condos)Deterministic Radius & Characteristic Adjustment Models
Recalculated upon new neighborhood closed sale recordings
Statistical valuation models cannot replace physical interior property inspections or professional appraisals.
In mandatory non-disclosure jurisdictions, recorded sale prices are not published on public deed conveyances by county recorders. In these markets, SemioTrace utilizes licensed MLS participant data feeds and recorded mortgage loan amounts to establish verified comparable valuation models.