How Tractline Works

Federal

• Opportunity Zones: the CDFI Fund's official designated-tract list
• New Markets Tax Credit: the CDFI Fund's official eligible-tract list
• Flood zone: FEMA's National Flood Hazard Layer, including floodplain within about 100 m of the site
• City limits: U.S. Census Bureau boundaries, which decide whose rules apply (a mailing address can say one city while the land sits outside it)

State

• Appraisal record: statewide Texas parcel data from every county appraisal district: acreage, land and building value, year built
• C-PACE financing: whether the state has enabling legislation (local program adoption still varies)
• Water and sewer providers: the Public Utility Commission of Texas certificated service areas (CCNs), which show who is certified to serve the site, or that no one is
• Electric provider: PUC electric service territories for investor-owned utilities, co-ops, and municipal utilities
• Traffic counts: TxDOT annual average daily traffic at the count stations nearest the site, with the five-year trend

Local

• Zoning: straight from the city's own GIS in Dallas, Fort Worth, Plano, Frisco, Arlington, McKinney, Allen, Prosper, Temple, Hillsboro, and Waco, with more cities being added
• TIF / TIRZ districts and overlay districts: where the city publishes them, including Dallas deed restrictions, SUPs, and conservation districts, and Temple's Reinvestment Zone, Strategic Investment Zones, and enterprise zone
• Future land use: ForwardDallas placetypes and the Plano and Temple future land use maps, so the report can judge whether a rezoning fits the city's plan
• Water mains: nearest main, its size, and distance from the site, from the city's own utility map in Waco, Temple, Frisco, McKinney, Allen, and Hillsboro. Where a city publishes only its fire hydrants (Plano, Fort Worth, Arlington, Prosper), the nearest hydrant marks the main, with main size and recent fire-flow test results in Plano and modeled pressure in Fort Worth
• Sewer mains: nearest main and size in Waco, Temple, and Hillsboro; elsewhere, the certified sewer provider
• Waco comprehensive plan check: whether a needed rezoning fits the 2016 future land use plan, using the city's own guidance

Zoning in cities not yet connected, Chapter 380/381 agreements, and other locally negotiated incentives don't have a dataset to check. Every city runs its own program, often without a digital map. Pro forma costs and revenues are estimates by nature. Each one is labeled so you know exactly where to spend your own verification effort.

Water and sewer capacity is the same: no agency publishes it as data. Tractline names the certified provider and, where the city publishes its utility map, the nearest main. It then searches for known moratoria, plant capacity problems, and impact fees, and labels that as research. Capacity itself is confirmed only by a will-serve letter or capacity study from the provider.

Every lookup is checked at the located address point. On large tracts, confirm zoning and flood lines against the full parcel boundary, and remember that appraised values are not market prices.

When there's no structured dataset to check, Tractline doesn't just answer from memory. Each analysis runs a real web search for recent, location-specific information (comparable sales, construction costs, property records for that exact address) before generating any numbers. The actual pages it found are listed under "Sources Consulted" on every result, so you can check them yourself rather than take the AI's synthesis on faith.

Tractline is a preliminary screening tool for early-stage deal evaluation. It is not a substitute for licensed underwriting, legal review, or tax advice, and it should not be the sole basis for a real financial or legal decision. Numbers and eligibility reads, Verified or AI-estimate, should be confirmed with the relevant professional or government office before you act on them.