{
  "generated": "2026-09-04T23:53:47Z",
  "signals": [
    {
      "id": "zoning",
      "name": "Zoning & map updates",
      "status": "live",
      "coverage": "Zoning GIS: Palm Beach, Martin, Lee, Hillsborough, Pasco, Bay, Pinellas (unincorporated), Volusia, Miami-Dade (unincorporated), Broward BMSD (unincorporated), Polk (Future Land Use \u2014 not zoning districts). PA parcel zoning attributes: Charlotte, Manatee, Orange, Sarasota, Duval (+ Lee / Miami-Dade fallbacks). FDOR cadastral counties expose Cached DOR_UC land-use codes (not zoning districts).",
      "source": "data/signals/zoning-layers.json",
      "verification": "Confirm on county planning / PA maps before relying on district codes. Parcel-attribute stamps are not a zoning-map intersect. FDOR DOR_UC is an annual use code, not zoning. Unincorporated GIS layers often miss municipal parcels."
    },
    {
      "id": "permits",
      "name": "New permits",
      "status": "cached",
      "coverage": "West Palm Beach, Boca Raton, Jupiter, St. Lucie County",
      "source": "data/permits/",
      "verification": "Confirm on municipal EnerGov / building portals."
    },
    {
      "id": "ownership",
      "name": "Ownership & deed pointers",
      "status": "live",
      "coverage": "16 counties via live Property Appraiser GIS + 15 majors via FDOR 2025 statewide cadastral polygons (Alachua, Brevard, Clay, Collier, Escambia, Hernando, Indian River, Lake, Leon, Marion, Monroe, Okaloosa, Osceola, Seminole, St. Lucie \u2014 Cached annual snapshot). PBC includes deed book/page; Broward owner/situs enrich from BCPA House Number layer.",
      "source": "data/parcels/registry.json",
      "verification": "Not a full multi-deed chain \u2014 confirm on clerk Official Records / PA site. FDOR counties are annual DOR snapshots, not live county PA GIS."
    },
    {
      "id": "rent-comps",
      "name": "Rent comparables",
      "status": "live",
      "coverage": "Nationwide via RentCast rent AVM (Pro credits)",
      "source": "RentCast /v1/avm/rent/long-term",
      "verification": "Estimates only \u2014 verify with local PM / listings."
    },
    {
      "id": "tax-delinquencies",
      "name": "Tax delinquencies & certificates",
      "status": "cached",
      "coverage": "Auction-stage calendars statewide + Palm Beach county-held certificates (861 rows). LienHub / legal-notice deep-links for Hillsborough, Broward, Miami-Dade, Orange, Brevard.",
      "source": "sales.json + data/signals/pbc-county-held-certs.json + data/signals/flood-layers.json#delinquencyPortals",
      "verification": "Confirm certificate status with the Tax Collector / LienHub before purchase; confirm sale dates on clerk/auction sites."
    },
    {
      "id": "insurance",
      "name": "Insurance / flood signals",
      "status": "live",
      "coverage": "Dedicated county flood GIS for PBC/Miami-Dade/Broward/Hillsborough/Pinellas; FEMA NFHL for other parcel-wired counties (31 total: 16 live PA + 15 FDOR cached) with NFHL defaultLayer fallback. Carrier premium rate-shift feeds are still Coming Soon.",
      "source": "data/signals/flood-layers.json \u00b7 FEMA NFHL \u00b7 FEMA MSC",
      "verification": "County / NFHL GIS may be pending/partial \u2014 verify on FEMA MSC / local flood determination for underwriting."
    },
    {
      "id": "signal-alerts",
      "name": "Signal watch alerts",
      "status": "live",
      "coverage": "On-page watch digest + daily email digest via Resend (requires RESEND_API_KEY in Netlify env + Supabase sign-in to persist prefs). Covers zoning, permits, tax calendar, PBC certs, and flood signals filtered to your primary county. Netlify Forms Beta intake still works as fallback for anonymous users.",
      "source": "send-alert-digest scheduled function \u00b7 property-intelligence.html#signal-alerts \u00b7 Netlify form signal-alerts \u00b7 Supabase alert_subscriptions \u00b7 localStorage",
      "verification": "Email digests depend on Resend API key configuration. On-page digest is immediate. Verify signal data on official sources."
    },
    {
      "id": "water-sewer",
      "name": "Septic/sewer & well/municipal water",
      "status": "coming-soon",
      "coverage": "Scaffolded for the 16 live-parcel counties; no county service-area layer is wired live yet, so lookups return coming-soon rather than a guess.",
      "source": "data/signals/septic-layers.json",
      "verification": "County GIS lags physical connections. Confirm with the county health department or the serving utility before relying on it for a transaction, permit, or installation. A parcel outside a mapped sewer area is only read as septic where the layer covers the whole county."
    }
  ]
}