Florida assesses every parcel as of January 1. The Department of Revenue publishes the roll on July 1. PropStream's own FAQ says tax assessor data updates annually.12 Stack those and a March mail drop can be running on ownership that was true fourteen months ago, with nobody lying to you.
We pull the same county roll they do. We just don't flatten it, don't resell it a year late, and don't charge you a thousand-dollar subscription minimum to see it.23
Not opinions. Every one of these is in a vendor's own documentation or a state statute, cited below.
"The data's a little behind, everybody's is."
Florida values every parcel as of January 1 and publishes preliminary rolls July 1, initial finals in October.1 The statewide parcel layer is rebuilt once a year, every July.8 On top of that, the platform you buy from refreshes assessor data annually.12 Even the most transparent vendor in the space only commits to 94% of parcels refreshed within twelve months.15
The parcel that did transfer is the one now owned by a fresh out-of-state buyer with cost basis. That is your best seller, and you mailed the person who sold it. Investors have reported their own parcel still listed under their name years after closing.18
"I filter for vacant land and clean it up after."
Florida DOR publishes 100 use codes, of which thirteen are vacant or unimproved.7 Code 099 is unclassified acreage, the buildable rural tract you want. Code 096 is sewage disposal, borrow pits, drainage reservoirs, waste land, marsh, sand dunes and swamps.7 Acreage is worse: the roll stores a number plus a separate unit-of-measure code where 1 means acres, 2 means square feet and 3 means front feet.2 When that code does not survive normalization, an 80-front-foot Cape Coral lot reads as 80 of something else.
You pay the same 79 cents to mail a man who owns a drainage reservoir.21 Then you take his call. Then you spend four to eight hours a campaign hand-scrubbing codes against county exports, which is the single most reported time sink among Florida land buyers.
"I just tick Owner Occupied: No and Out of State."
PropStream defines Vacant as "a residential property identified by the United States Postal Service as uninhabited."13 The USPS vacant indicator means mail has not been collected for 90 days or more.29 A raw lot has no delivery point, so it can never earn the flag. Absentee is derived the same way, by comparing owner mailing address to situs address14 — and a vacant lot frequently has no situs address to compare against. Meanwhile Florida holds a legally attested, annually re-verified occupancy declaration in the same file: homestead exemption, on 4.65 million of roughly 11 million parcels.9 National platforms normalize it away because 49 other states do not have it.
Your highest-intent segment — the out-of-state heir who inherited a Lehigh Acres lot, never homesteaded it, never built — is the exact record the flags handle worst. Lehigh Acres was platted with about 135,000 lots and 121,500 of them sat vacant; Port Charlotte 118,250 platted, 88,500 vacant.11 That is the universe, and it is invisible to the filter you are using.
We pull the Florida DOR statewide cadastral ourselves and hold every one of the 67 county files. You get the roll, not a national vendor's year-old copy of the roll. When a county publishes, we re-pull.
Every record carries its original three-digit code. You can separate 099 acreage from 096 marsh yourself, because the field is right there. We will also send you the per-code counts for your county before you buy, free.
We give you the owner mailing address the county has on file next to the property address, and let you decide what absentee means. No postal occupancy flag standing in for a fact we can hand you directly.
A one-person operator on a $199 platform who mails 5,000 letters a month spends $199 on software and about $3,950 on postage and print.21 Mail is roughly 94% of monthly spend. Which means a data defect is not a software problem. It is a postage problem. Move the sliders.
Cost-per-piece range spans BatchLeads 4x6 postcard at $0.55 to PropStream first-class letter at $1.25.20,21 The waste slider tops out at 35% because USPS permits up to a 30% per-mailing address error rate and still accepts the mailing at automation prices.26
Tell us the Florida county and what you buy. You get back the parcel count, the breakdown by DOR use code, how many owners mail to an address outside the county and outside the state, and 500 actual records to check against the property appraiser yourself. No card, no call, no drip sequence. If it does not beat your current pull, tell us and we stop.
Email for the free county →Every Florida county, Connecticut town, Vermont town and New Jersey municipality has its own page with the real parcel count, the property breakdown, how many owners mail out of state and which states they mail from, and a plain list of what that place is missing. No signup, nothing gated.
67 Florida counties → 169 Connecticut towns → 260 Vermont towns → 546 New Jersey municipalities →Every parcel in one Florida county with owner name, property address, owner mailing address, parcel number, acreage, assessed value and the DOR use code. Filtered however you want. CSV, same day.
Buy a countyThe whole state in one file, same fields, same codes. Priced under a single month of ListSource's subscription minimum, and you own the file.23
Buy FloridaEvery parcel in one of the 169 Connecticut towns from the state CAMA file, with owner name, property address, owner mailing address, town use description, acreage and assessed values. No mailing ZIP in that state's file, and every town page says so before you buy.
Buy a Connecticut townEvery parcel in one Vermont town from the state parcel data and the town grand list, with owner name, mailing address and ZIP, the E911 property address, grand list category, acreage and listed value. One Vermont parcel in six is owned by someone mailing out of state.
Buy a Vermont townEvery parcel in one of 546 New Jersey municipalities from the MOD-IV file, with property address, the address the tax bill goes to including ZIP+4, property class, acreage and values. 965,178 New Jersey parcels are absentee. New Jersey publishes no owner name and every page says so before you buy.
Buy a New Jersey townYour county re-pulled against the current roll and re-sent every month. Cancel any time, no notice, no term.
Add a refreshIf one of those is you and you want a name instead, ask. We will point you at PropStream, Regrid or ListSource depending on what you actually need, and there is nothing in it for us.
How do you feel about what the last two years of mail cost you? And have you given up on the idea that the data could just be right? Those are the two that matter, and they are not ours to answer on a web page.