Glossary - What every label and signal means

Confidence labels (how strong is this lead?)

Each lead carries a composite score from accumulated signals. The score maps to one of five tiers below. The threshold and the relative-rank within tier give you both an absolute and a relative sense of urgency.

Source abbreviations (where the data comes from)

PIR Pre-Listing Intelligence Records

AcreView's internal cross-county event store. Tracks probate filings, lis pendens, surveys, and other pre-listing signals that have been observed across multiple Florida counties over time.

PA Property Appraiser

The county officer who maintains parcel records (owner, mailing address, just value, sales history, ag classification, homestead). Each FL county has its own PA office and portal. Action link: clicking "PA" on a lead opens that county's PA portal.

FDOR Florida Department of Revenue

Maintains the statewide annual Name-Address-Legal cadastral roll (NAL). Used for static features like just-value percentile, acreage percentile, ag classification, homestead status, and out-of-state-owner detection across all 156k cohort parcels.

NAL Name-Address-Legal cadastral roll

FDOR's annual property data extract, released each summer. AcreView's "2025F NAL" static features (ag class, homestead, JV) feed compound_score_v27.

DOR (use code)

The property use code (e.g. 063 = pasture, 068 = improved cropland). Determined by the Florida Department of Revenue. Used by AcreView to filter for rural-land parcels (skipping residential lots, etc.).

JV Just Value

The Florida-statute term for "market value as assessed by the property appraiser." Shown on each lead. Distinct from "land value" (excludes improvements).

GIS Geographic Information System

County parcel-boundary data + spatial overlays (conservation, FEMA flood, wetlands). AcreView pulls GIS from county ArcGIS REST services and the FDOR statewide cadastral layer.

MLS Multiple Listing Service

The broker-internal database of currently-listed properties. AcreView's anti-broker-listed filter excludes parcels currently on MLS, so you're never surfaced a lead that's already been listed by a broker.

FEMA Federal Emergency Management Agency

Source of flood-zone maps and disaster declarations. Each lead shows its FEMA zone and whether it sits in a Special Flood Hazard Area.

SFHA Special Flood Hazard Area

FEMA's designation for areas at high flood risk (Zone A, AE, V, VE). Affects buildability and insurance cost. Shown as a flag on each lead.

Sunbiz Florida Division of Corporations

The state's business-entity registry (sunbiz.org). AcreView cross-references LLC-owned parcels with Sunbiz to detect entity dissolution and officer-address changes - both pre-listing signals.

Pre-listing signal types (why a parcel was flagged)

probate Probate filing

A petition opened with the clerk of court to settle a deceased owner's estate. Lead time to listing: typically 30-90 days for personal representatives.

lis pendens Pending litigation against the property

Latin for "suit pending." Filed when a lawsuit could affect title (e.g., foreclosure, partition, divorce property division). Lead time: 60-180 days.

foreclosure_judgment Final judgment of foreclosure

The court's order foreclosing the mortgage. Typically followed by tax-deed auction within 30-90 days.

tax_delinquency Property tax unpaid

Tax not paid by April 1 of the year following the assessment year (FL law). Tax certificate sold to investors; auction in 2-7 years if unpaid.

tax_deed_upcoming Tax deed sale calendared

The county tax collector has scheduled a public auction. Imminent ownership change.

POA Power of Attorney

A recorded delegation of authority over property decisions. When an adult child receives POA over an elderly parent's land, a sale typically follows within 6-18 months.

trust_formation Trust recorded against the property

Estate-planning move. Sometimes precedes a sale within 2-5 years (succession planning). Tracked as a longer-lead T2 signal.

survey Survey recorded

A licensed surveyor's plat recorded at the clerk of court. Sellers often order a fresh survey 30-60 days before listing.

rezoning / subdivision_plat Land-use changes

County planning-commission actions. Subdividers usually list within 6-24 months of a successful plat. Tracked via the certified Legistar/Granicus/CivicClerk planning adapters.

bankruptcy Federal bankruptcy filing

Pulled from CourtListener (free public archive of federal court records). Personal or business bankruptcy often forces a property sale within 6-18 months.

entity_officer_relocated Sunbiz signal

The LLC's registered officer changed their mailing address to a different state. Often precedes disposal of out-of-state holdings.

conservation_flag Already encumbered (NEGATIVE)

The parcel sits within an existing conservation easement or FL Forever acquisition area. Composite score gets a 0.2 multiplier (heavily suppressed). You probably don't want to call - the seller is locked in.

Display abbreviations

OOS Out-Of-State owner

The owner's mailing address is outside Florida. Stronger pre-listing signal than in-state ownership.

LLC Limited Liability Company

An entity-owned parcel. AcreView identifies the registered officer via Sunbiz and surfaces officer activity as a signal.

DBA Doing Business As

Trade name. Shown when Sunbiz registers a DBA alias for the LLC.

SHAP Shapley feature explainer

The "Why model ranked here" panel uses SHAP (game-theory feature attribution) to show which inputs pushed this lead's score up. Numeric importance per feature.

AADT Annual Average Daily Traffic

FDOT traffic count on the nearest road. Used as a "growth corridor" indicator.

SHAP / lookalike score Lookalike rank

Trained model's similarity score against parcels that have historically sold. Top-100 lookalikes are surfaced as T3/T2 tier candidates.

How a lead is scored end-to-end

Every nightly refresh: scrapers from all 67 counties + 5 state-level sources pull fresh events (clerk records, tax bills, planning agendas, building permits, code enforcement, county GIS, property appraiser data). Each event is attributed to a parcel and an owner using owner-aware validity filtering (the signal must post-date acquisition and pre-date any sale/listing for the current owner). Per-signal freshness curves weight each signal by how long ago it fired. A compound score sums tier-weighted contributions. Suppressors (conservation flag, recently-flipped parcel, settled long-tenure owner) apply multipliers below 1. The result maps to one of the five confidence tiers above. The anti-broker-listed filter excludes any parcel currently on MLS or in Maury Carter's listed inventory. What you see on the leads page is the surviving, ranked, evidence-traced output.

Glossary last updated 2026-06-18. New signals will be added here as the autonomous build pipeline lights up additional sources.