Florida’s development pipeline, before it’s news.
Every rezoning, comp plan amendment, site plan and Live Local approval moving through Florida, across every product type: multifamily, retail, industrial, office, mixed-use and hospitality. Read at the public record and mapped nightly.
Tap any dot to see the whole case file: what was filed, where it stands, the written summary, and the paperwork.
This sample is Polk, Marion & Volusia.
The weekly brief is Orlando, Tampa Bay, and Jacksonville. Same record, your market, free. What filed, what got approved, and what went quiet. Free every week, five minutes, and every item links to its public record.
The sample is the whole product. It just stops at three counties.
- The four markets the sample holds back: Orlando, Tampa Bay, Jacksonville and South Florida
- All 152,000-plus tracked cases, not the 300 in the sample
- The deal lens that ranks sites by why they are worth a call, across every market
- Land for sale, stormwater filings and press mentions layered on the same map
- Saved views, the hearing calendar, and a nightly digest of what moved
Every new filing in your markets, in your inbox the morning after it enters the county record. Each line linked to its official record.
Subscribe →The full statewide map and docket behind the brief: filterable pipeline, owner and sale detail, the hearing calendar, and complete case files.
Subscribe →The Tracker for a team. One subscription, logins for up to five people.
Subscribe →The pipeline that never hits an agenda.
Live Local Act approvals are administrative. So are zoning determinations, master plan sign-offs, and a growing share of Florida’s multifamily entitlements. They bypass the planning commission and the county commission entirely, which means they never appear on a public agenda, never draw a news story, and never show up in a hearing calendar.
They do leave a paper trail. DirtDocket reads application portals, determination files, and staff records directly, so the approvals that skip every public meeting still land in the record. Every issue carries a Live Local Watch section, even on the weeks it reports nothing new, because knowing the channel is quiet is intelligence too.
The file behind each dot.
Case number, request type, acreage and units where the record states them, and the status in plain English.
Every dated step from application to board vote to ordinance, plus what is scheduled next.
Name and mailing address off the county roll, what they paid, when they bought, and the assessed value.
Staff reports, site plans, minutes and ordinances, archived so they survive the portal that published them.
Building permits and certificates of occupancy where the county publishes them, so an approval that got built says so.
Stormwater permit applications, land listings and press mentions, often months ahead of a planning case.
Seven sections, five minutes.
- 01The LedeThe single most consequential filing or approval of the week, and why it matters.
- 02On the DocketNew filings: jurisdiction, request type, units and acreage where stated, one practitioner read each.
- 03Live Local WatchAdministrative and Live Local Act approvals that never reach a public agenda. Always present.
- 04The Hearing RoomWhat goes before P&Z and the commissions in the next 14 days, ordered by date.
- 05Gone QuietEntitled sites with no recorded activity in 90 or more days. Where off-market conversations start.
- 06The Flip FileRecently entitled sites likely to trade, with the entitlement summary.
- 07By the NumbersFilings, units in the pipeline, busiest jurisdictions. Computed from the tracker, basis stated.
Who it’s for
Land brokers, developers, land use attorneys, lenders, and landowners who make decisions before the market does.
Read an issue first.
Questions, answered plainly.
Is it really free?
Yes. The weekly brief is free and stays free. For professionals who need more there are paid subscriptions: New Filings Daily, The Tracker and The Desk.
Where does the data come from?
Public agendas, application portals, determination files, and staff reports, read at the source. Every item in every issue links to its public record.
What areas are covered?
The Orlando, Tampa, and Jacksonville MSAs today, roughly 20 core jurisdictions, with the tracker behind the brief reaching well beyond them across Florida.
How long is each issue?
About five minutes. When a week runs heavy we cut items rather than compress the writing; the tracker holds everything else.