Plain-English guides to the public records behind any address — each one built on a real case, with sources shown.
In Florida, Louisiana, Texas, California and other stressed markets, insurance is now a gating item on a purchase — quote it before you offer.
Why listing sites lowball flood costs, how FEMA's Risk Rating 2.0 prices a policy, and the three quotes to get before you offer.
Crime data is free but never address-level — the FBI publishes reported offenses by county. How to check it, read the rates honestly, and spot modeled numbers dressed up as counts.
Airport noise is mapped, published, and almost never mentioned in a listing. Check the noise contours, the flight tracks, and the airport's own plans.
The zone on the listing page may not be the zone your lender uses. A real West Palm Beach case where FEMA said Zone AE and the listing said minimal risk — and the one document that settles it.
A street full of vacation rentals lives differently from a street full of neighbors. The density is checkable — listings, permits, and HOA rules.
Every state registry is free and public — but your agent legally can't discuss it. How to run the check yourself, read ratios instead of fear, and use the official sources.
Rezonings, site plans, road widenings and capital projects are all public before they are visible. The three files to check for any address.
Sold, relisted, cut, pending, back again — the price-history timeline is the most honest document in real estate. Here is how to read it.
Open permits, expired permits, and work with no permits at all — the building department's file is the renovation's real resume.
Every state's seller-disclosure regime linked and summarized: the form, the flood duty, and the traps — plus DC.
A real West Palm Beach house sold for $1.0M on October 19, 2026 — and was relisted the next morning at $1.5M. How to read a price history, and why the best comp for a house is the house itself.
Homestead exemptions cut your tax bill but rarely apply themselves. The filing is free, the deadline is real, and the seller's exemption does not transfer.
In Florida, a long-time owner's capped assessment vanishes at sale — and your first full tax bill can be several times the seller's. Two real cases, plus Maryland's very different rules and its homestead trap.
Listings show nearby schools. Districts assign by boundary lines that cut through streets. Verify the assignment with the district — not the portal.
A listing is a sales document. These seven free public records — flood determination, registry, assessor file, tax estimator, permits, street comps, and capital projects — are the purchase document. Real cases for each.
Even the best disclosure form covers only what the seller knows about the house. The street, the taxes, the registry and the future are yours to check.
Property-tax resets at sale, state by state: where buying re-bases your bill to the purchase price, where it is capped, and where the cycle rules.
Check the Alabama sex-offender registry before you buy: the official search, run by Alabama Law Enforcement Agency (ALEA), and how to read the result.
Alabama seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the Alaska sex-offender registry before you buy: the official search, run by Alaska Department of Public Safety, and how to read the result.
Alaska seller disclosure rules, the flood duty, and the records the form never covers.
Check the Arizona sex-offender registry before you buy: the official search, run by Arizona Department of Public Safety, and how to read the result.
Arizona seller disclosure rules explained: the Seller's Property Disclosure Statement (SPDS) — and the records the paperwork never covers.
Check the Arkansas sex-offender registry before you buy: the official search, run by Arkansas Crime Information Center (ACIC), Arkansas Department of Public Saf
Arkansas seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the California sex-offender registry before you buy: the official search, run by California Department of Justice, and how to read the result.
California seller disclosure rules explained: the Transfer Disclosure Statement — and the records the paperwork never covers.
Check the Colorado sex-offender registry before you buy: the official search, run by Colorado Bureau of Investigation (CBI), and how to read the result.
Colorado seller disclosure rules explained: the Seller's Property Disclosure (Residential) - SPD19 — and the records the paperwork never covers.
Check the Connecticut sex-offender registry before you buy: the official search, run by Connecticut Department of Emergency Services and Public Protection (DESP
Connecticut seller disclosure rules explained: the Residential Property Condition Report — and the records the paperwork never covers.
Check the Delaware sex-offender registry before you buy: the official search, run by Delaware State Police, State Bureau of Identification, and how to read the
Delaware seller disclosure rules explained: the Seller's Disclosure of Real Property Condition Report — and the records the paperwork never covers.
Check the District of Columbia sex-offender registry before you buy: the official search, run by Metropolitan Police Department, Sex Offender Registry Unit, and
District of Columbia seller disclosure rules, the flood duty, and the records the form never covers.
Check the Florida sex-offender registry before you buy: the official search, run by Florida Department of Law Enforcement (FDLE), and how to read the result.
Florida seller disclosure rules explained: no statutory disclosure form, including the flood-disclosure duty — and the records the paperwork never covers.
Check the Georgia sex-offender registry before you buy: the official search, run by Georgia Bureau of Investigation (GBI), and how to read the result.
Georgia seller disclosure rules explained: the Seller's Property Disclosure Statement (GAR Form F301) — and the records the paperwork never covers.
Check the Hawaii sex-offender registry before you buy: the official search, run by Hawaii Criminal Justice Data Center (HCJDC), Hawaii Department of the Attorne
Hawaii seller disclosure rules explained: the state's disclosure rules, including the flood-disclosure duty — and the records the paperwork never covers.
Check the Idaho sex-offender registry before you buy: the official Idaho State Police search — an exact count is published — and how to read the result.
Idaho seller disclosure rules explained: the Seller Property Disclosure Form — and the records the paperwork never covers.
Check the Illinois sex-offender registry before you buy: the official Illinois State Police search — an exact count is published — and how to read the result.
Illinois seller disclosure rules explained: the Residential Real Property Disclosure Report — and the records the paperwork never covers.
Check the Indiana sex-offender registry before you buy: the official search, run by Indiana Department of Correction, in partnership with Indiana county sheriff
Indiana seller disclosure rules, the flood duty, and the records the form never covers.
Check the Iowa sex-offender registry before you buy: the official search, run by Iowa Department of Public Safety, and how to read the result.
Iowa seller disclosure rules explained: the Residential Property Seller Disclosure Statement — and the records the paperwork never covers.
Check the Kansas sex-offender registry before you buy: the official search, run by Kansas Bureau of Investigation (KBI), and how to read the result.
Kansas seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the Kentucky sex-offender registry before you buy: the official Kentucky State Police search — an exact count is published — and how to read the result.
Kentucky seller disclosure rules, the flood duty, and the records the form never covers.
Check the Louisiana sex-offender registry before you buy: the official search, run by Louisiana State Police, Bureau of Criminal Identification and Information
Louisiana seller disclosure rules explained: the Property Disclosure Document, including the flood-disclosure duty — and the records the paperwork never covers.
Check the Maine sex-offender registry before you buy: the official search, run by Maine State Police, State Bureau of Identification, and how to read the result
Maine seller disclosure rules explained: the state's disclosure rules, including the flood-disclosure duty — and the records the paperwork never covers.
Check the Maryland sex-offender registry before you buy: the official search, run by Maryland Department of Public Safety and Correctional Services (DPSCS), and
Maryland seller disclosure rules explained: the Maryland Residential Property Disclosure and Disclaimer Statement — and the records the paperwork never covers.
Check the Massachusetts sex-offender registry before you buy: the official search, run by Sex Offender Registry Board, and how to read the result.
Massachusetts seller disclosure rules explained: no statutory disclosure form — and the records the paperwork never covers.
Check the Michigan sex-offender registry before you buy: the official Michigan State Police search — an exact count is published — and how to read the result.
Michigan seller disclosure rules explained: the Seller's Disclosure Statement — and the records the paperwork never covers.
Check the Minnesota sex-offender registry before you buy: the official search, run by Minnesota Department of Public Safety, Bureau of Criminal Apprehension (BC
Minnesota seller disclosure rules explained: the Seller's Property Disclosure Statement — and the records the paperwork never covers.
Check the Mississippi sex-offender registry before you buy: the official search, run by Mississippi Department of Public Safety, Criminal Information Center (Mi
Mississippi seller disclosure rules explained: the Property Condition Disclosure Statement (PCDS) — and the records the paperwork never covers.
Check the Missouri sex-offender registry before you buy: the official search, run by Missouri State Highway Patrol, Criminal Justice Information Services Divisi
Missouri seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the Montana sex-offender registry before you buy: the official search, run by Montana Department of Justice, Division of Criminal Investigation, and how t
Montana seller disclosure rules explained: the Montana Owner's Property Disclosure Statement — and the records the paperwork never covers.
Check the Nebraska sex-offender registry before you buy: the official Nebraska State Patrol search — an exact count is published — and how to read the result.
Nebraska seller disclosure rules explained: the Seller Property Condition Disclosure Statement — and the records the paperwork never covers.
Check the Nevada sex-offender registry before you buy: the official search, run by Nevada Department of Public Safety, Records, Communications and Compliance Di
Nevada seller disclosure rules explained: the Seller's Real Property Disclosure (SRPD) — and the records the paperwork never covers.
Check the New Hampshire sex-offender registry before you buy: the official search, run by New Hampshire Department of Safety, Division of State Police, and how
New Hampshire seller disclosure rules explained: no statutory disclosure form, including the flood-disclosure duty — and the records the paperwork never covers.
Check the New Jersey sex-offender registry before you buy: the official search, run by New Jersey State Police, and how to read the result.
New Jersey seller disclosure rules explained: the Seller's Property Condition Disclosure Statement — and the records the paperwork never covers.
Check the New Mexico sex-offender registry before you buy: the official search, run by New Mexico Department of Public Safety, and how to read the result.
New Mexico seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the New York sex-offender registry before you buy: the official search, run by New York State Division of Criminal Justice Services (DCJS), and how to rea
New York seller disclosure rules explained: the Property Condition Disclosure Statement — and the records the paperwork never covers.
Check the North Carolina sex-offender registry before you buy: the official search, run by North Carolina State Bureau of Investigation (NCSBI), and how to read
North Carolina seller disclosure rules, the flood duty, and the records the form never covers.
Check the North Dakota sex-offender registry before you buy: the official search, run by North Dakota Office of Attorney General, and how to read the result.
North Dakota seller disclosure rules explained: the Seller's Property Condition Disclosure — and the records the paperwork never covers.
Check the Ohio sex-offender registry before you buy: the official search, run by Ohio Attorney General's Office / Bureau of Criminal Investigation, and how to r
Ohio seller disclosure rules explained: the Residential Property Disclosure Form — and the records the paperwork never covers.
Check the Oklahoma sex-offender registry before you buy: the official search, run by Oklahoma Department of Corrections, and how to read the result.
Oklahoma seller disclosure rules explained: the Residential Property Condition Disclosure Statement — and the records the paperwork never covers.
Check the Oregon sex-offender registry before you buy: the official Oregon State Police search — a count takes one extra step — and how to read the result.
Oregon seller disclosure rules explained: the Seller's Property Disclosure Statement — and the records the paperwork never covers.
Check the Pennsylvania sex-offender registry before you buy: the official search, run by Pennsylvania State Police, and how to read the result.
Pennsylvania seller disclosure rules explained: the Seller's Property Disclosure Statement — and the records the paperwork never covers.
Check the Rhode Island sex-offender registry before you buy: the official search, run by Rhode Island State Police, and how to read the result.
Rhode Island seller disclosure rules explained: the Rhode Island Real Estate Sales Disclosure Form — and the records the paperwork never covers.
Check the South Carolina sex-offender registry before you buy: the official search, run by South Carolina Law Enforcement Division (SLED), and how to read the r
South Carolina seller disclosure rules explained: the Residential Property Condition Disclosure Statement — and the records the paperwork never covers.
Check the South Dakota sex-offender registry before you buy: the official search, run by South Dakota Division of Criminal Investigation (Attorney General), and
South Dakota seller disclosure rules, the flood duty, and the records the form never covers.
Check the Tennessee sex-offender registry before you buy: the official search, run by Tennessee Bureau of Investigation, and how to read the result.
Tennessee seller disclosure rules explained: the Tennessee Residential Property Condition Disclosure — and the records the paperwork never covers.
Check the Texas sex-offender registry before you buy: the official search, run by Texas Department of Public Safety (DPS), Crime Records, and how to read the re
Texas seller disclosure rules explained: the Seller's Disclosure Notice (TREC Form OP-H) — and the records the paperwork never covers.
Check the Utah sex-offender registry before you buy: the official search, run by Utah Department of Public Safety, Bureau of Criminal Identification, and how to
Utah seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the Vermont sex-offender registry before you buy: the official search, run by Vermont Crime Information Center, Department of Public Safety, and how to re
Vermont seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the Virginia sex-offender registry before you buy: the official Virginia State Police search — an exact count is published — and how to read the result.
Virginia seller disclosure rules explained: the Residential Property Disclosure Statement — and the records the paperwork never covers.
Check the Washington sex-offender registry before you buy: the official search, run by Washington Association of Sheriffs and Police Chiefs (WASPC), and how to
Washington seller disclosure rules explained: the Seller Disclosure Statement (Form 17) — and the records the paperwork never covers.
Check the West Virginia sex-offender registry before you buy: the official search, run by West Virginia State Police, and how to read the result.
West Virginia seller disclosure rules explained: no statutory disclosure form — and the records the paperwork never covers.
Wisconsin seller disclosure rules explained: the Real Estate Condition Report — and the records the paperwork never covers.
Check the Wisconsin sex-offender registry before you buy: the official search, run by Wisconsin Department of Corrections, and how to read the result.
Wyoming seller disclosure rules explained: no statutory disclosure form, and why flood risk is on you to check — and the records the paperwork never covers.
Check the Wyoming sex-offender registry before you buy: the official search, run by Wyoming Division of Criminal Investigation (DCI), and how to read the result