Ownership monitoring for community associations
Know when a unit changes hands. Even when no one tells you.
ParcelTower watches county property records for your buildings and sends a digest every two weeks of ownership and mailing address changes. Setup starts with an address, not a folio number.
County records checked every two weeks. No folio numbers and no setup call required to see your building.
A real digest, every two weeks
One plain-English email per building
Every parcel matched to a unit in your building, changes classified, grouped exactly like your portfolio. No folio numbers to look up, nothing to maintain when units turn over. Below is an illustrative sample.
Digest · Ocean Tower Residences
Sample · Broward County · 214 units
The estoppel gap
Most transfers notify the association. The costly ones do not.
No sale, no estoppel
When a unit moves into an LLC or a trust, or transfers through foreclosure or probate, there is no closing and no title company. Nobody requests an estoppel, so nobody tells the association.
The ledger drifts
The association keeps billing the previous owner at a mailing address the new owner never checks. Assessments age, and collection notices go to someone who no longer owns the unit.
Fees never get invoiced
Where your governing documents authorize them, transfer fees and capital contributions are triggered by a change of ownership. If the change is invisible, the invoice never goes out and the money is simply never collected.
How it works
Three steps, one digest every two weeks
- Step 1
We pull the county roll
Every two weeks we pull the Property Appraiser roll for each covered county: owner of record, mailing address, and sale history for every parcel.
- Step 2
We match it to your building
Each parcel is matched to a unit in your building — no roster needed from you; the county's unit list is the starting point. Changes are classified: a real ownership change versus cosmetic reformatting of the same owner's name.
- Step 3
You get what actually changed
One plain-English digest per building, every two weeks. New owner of record, new mailing address, and what to do about it. No noise when nothing changed.
What you get
Collections accuracy, first
Catch transfers that bypassed closing
LLC and trust transfers, foreclosures, and probate. The deed types that never generate an estoppel request show up in your digest.
Bill the right owner at the right address
Update the ledger and the mailing address as soon as the county records the change, before unpaid assessments turn into a collections file.
Recover fees you are missing today
Every detected ownership change is a prompt to invoice the transfer fee or capital contribution where your governing documents authorize one — including the Chapter 720 HOAs where those aren't capped.
A documented trail for your board
Every digest is archived per building. When the board or an auditor asks how ownership changes are monitored, you have a written answer.
Coverage
Five Florida counties today
Somewhere else in Florida? Ask us about your county — we add coverage based on demand and what each county's records support.
- Miami-DadeMiami
- BrowardFort Lauderdale
- Palm BeachWest Palm Beach
- OrangeOrlando
- HillsboroughTampa
Pricing
Per door, monthly
Starts at $0.90 per door, per month, with volume pricing as your portfolio grows. No long-term contract. Add or remove buildings any time — your bill follows the doors you actually monitor.
- First 500 doors$0.90 / door
- 501 – 2,000 doors$0.70 / door
- 2,000+ doors$0.55 / door
- ContractNone — cancel any time
- Large portfoliosTalk to us
Questions managers ask
Where does the data come from?
The county Property Appraiser roll — the same public county record your association's attorney would pull for owner of record, mailing address, and sale history. We read it directly from each covered county and normalize it. (Deed instrument types live in the Clerk of Court records; we add those in a later release.)
How often does it update?
Every two weeks. The Property Appraiser roll reflects a sale after the county processes it, which lags the closing — so your digest surfaces changes as the county posts them, ahead of when they'd show up as missed payments on your ledger. We do not claim real-time alerts because the underlying record is not real-time.
How is this different from the county's free Owner Alert?
Owner Alert is a fraud-protection tool for individual owners: one parcel at a time, enrolled by the owner, focused on unauthorized deeds. ParcelTower is a portfolio tool for the association: every unit in every building, matched to your portfolio, with changes classified and delivered in one digest.
What happens on setup?
You give us building addresses. We pull every unit for those buildings from the county — no folio numbers or spreadsheets needed to get started — and send you the matched list to confirm once. Digests begin the next cycle. If you also want us to validate your own owner list against the county records, you can send it in whatever format you already have.
Which counties are covered?
Miami-Dade, Broward, Palm Beach, Orange, and Hillsborough. If your buildings are in another Florida county, ask us — we add counties based on demand and what that county's records support.
Does this replace estoppel requests?
No. Estoppels remain part of every normal closing. ParcelTower catches the transfers that never generate one: LLC and trust conveyances, foreclosures, and probate.
See what changed in your buildings
Look up your building above, or book a 20-minute walkthrough with your own addresses. If nothing turns up, you will know your records are clean.