Texas SB 17 · transaction due diligence
Close with a record, not a guess.
ParcelClear gives title companies, lenders, and counsel a time-stamped record of what a buyer attested and what the sanctions lists said that day, evaluated against a named, versioned Texas rule set.
$79 per transaction. The worksheet and the rule check are free.
- Dashboard
- New File
- Dispositions
- Billing
- Help
Sample Title Company
owner · watch
Dashboard / SAMPLE-0002
SAMPLE-0002
TXFinal
- Draft
- Screened
- Final
Parties
OFAC screening
Applicable rule set
View rulesPinned to this file. It keeps this version after a newer one ships.
Reviewer disposition
Escalate to counsel and to your underwriter before closing. ParcelClear does not file anything with the Attorney General.
Evidence pack
SHA-256 · public verify link · append-only audit entry
A file in review, in the product. Fictional names. It does not verify identity.
What is ParcelClear?
ParcelClear is a Texas SB 17 due-diligence record that captures, for title companies, lenders, and counsel, what a party attested and what the OFAC SDN and Consolidated lists said that day, evaluated against a named, versioned rule set. The stored PDF is $79 and carries a SHA-256. Not a clearance, and not legal advice.
Texas SB 17 (S.B. 17, 89th Legislature, Regular Session) restricts who may acquire an interest in Texas real property. It took effect September 1, 2025 and sits at Texas Property Code sections 5.251 to 5.259. Read the enrolled bill and subchapter H. The Attorney General proposed Chapter 67 on March 27, 2026 at 51 TexReg 1937; those rules are proposed, not adopted. Confirm on the OAG rules table. The statute names no file for the closer.
The SB 17 worksheet and the prohibited-buyer rule check are free ($0) and store nothing. A Texas Record is $79 per transaction and adds the OFAC SDN and Consolidated screen (Treasury / OFAC), the control-person tree, and a hashed evidence pack. Watch is $29 per month and re-screens parties on finalized records after each ingest. Checkout is Stripe; the amount on the Stripe page is the amount charged.
Filmed in the product
What does making a record look like?
One fictional file from start to finish: an LLC buyer and the people who control it, the OFAC screen, a reviewer's decision, the evidence pack, and the public address that checks it.
Read the transcript
For Texas SB 17, ParcelClear gives title companies, lenders and counsel a time-stamped record of what a buyer attested, and what the sanctions lists said that day.
Answer the questions your closer already asks. For an entity buyer, add the people who control it. An incomplete tree holds the file.
Every party and control person is screened against OFAC's SDN and Consolidated lists.
A reviewer decides each possible match, and the reason goes into the record with who recorded it and when.
The facts run against a versioned Texas rule set, and every rule that fired is named. A confirmed match returns Report.
Finalizing locks the file and generates the evidence pack.
Each pack carries a SHA-256 and a public address, so anyone handed the PDF can check it hasn't changed.
ParcelClear does not verify identity, decide who may buy, or give legal advice.
Start with the free rule check. No account, and nothing is stored.
ParcelClear. Close with a record, not a guess.
What sits behind a record?
OFAC SDN and Consolidated lists from Treasury, a versioned rule set, a SHA-256 on every pack, and an append-only audit log.
OFAC screening
SDN and Consolidated, ingested from Treasury every six hours, with the list version and date on every screen.
Guided workflow
Intake to evidence pack in fixed steps, with one action per state and the consequence stated before you take it.
Evidence integrity
A SHA-256 on every pack, a public address that checks it, and an append-only, hash-chained audit log.
Built for the closing table
Title and escrow, lenders, real estate counsel, landmen and commercial landlords.
From questionnaire to record
How does a file become a PDF?
A file moves through six fixed steps and the record accumulates as the work is done, not from memory at the end.
Every step is recorded as it happens. The record is not written at the end from memory; it accumulates while the work is done.
- 1
Ask
The questionnaire collects the party and property facts your closer already asks, in the fields the rule set names.
- 2
Evaluate
Those facts run against the published Texas rule set. You see the result and the id and reason of every rule that fired.
- 3
Screen
Every party and control person is compared against the OFAC SDN and Consolidated lists, with the list date recorded on each screen.
- 4
Review
A reviewer dispositions each potential match with a written reason. The disposition, the reviewer, and the timestamp are stored.
- 5
Preserve
Finalizing locks the file and generates the evidence pack. Dispositions cannot be changed afterward.
- 6
Prove
The pack carries a SHA-256 and a public verify link, so a recipient can confirm the PDF in their hands is the one that was generated.
Texas SB 17
Due Diligence Record
Sample record
Not a real record
2 rules fired under version 1.0.10 of tx-sb17, the rule set that evaluated this file. Each is printed with its own reason.
Escalate to counsel and to your underwriter before closing. ParcelClear does not file anything with the Attorney General.
- Record id
- SAMPLE-0002
- Evidence pack id
- 00000000-0000-4000-8000-000000000023
- State and statute
- TX · Texas SB 17
- Rule set
- tx-sb17 v1.0.10
- Generated
- Sep 1, 2026 10:00 AM PT
- Reviewer
- 00000000
- Lists screened
- SDN + Consolidated · SDN 2026-09-01 (sample)
- Parties screened
- 1 buyer, 2 control persons
- Rules fired
- PP-ENT-REVIEW, EXC-USC
- Dispositions
- 1 confirmed, 2 dismissed
3
Potential matches
Across every name
3
Parties screened
Buyer and control persons
2
Lists
SDN, Consolidated
2
Rules fired
Each with its reason
SHA-256 of the PDF
SAMPLE: not a record, not verifiable
Public verification
A record prints the SHA-256 of its own PDF and the address that checks it. Recompute the hash, compare the two, and you know the file has not changed since it was generated. A sample carries neither, and says so where the hash would be.
Every record ends on one of three results: NO RULE TRIGGERED, HOLD, or REPORT. The one above is a REPORT, because a control person is a confirmed match. An individual buyer with nothing on the lists returns the first, and that is the second sample.
Two samples. Watermarked, fictional names, and neither can be verified. Read the first one: it carries the control-person tree and every kind of disposition the product records. The second is the shape that reaches a clean result, and its hits section is empty.
What does a record contain?
A record is a hashed PDF of the attested facts, the control-person tree, the OFAC screen with list version and date, the tx-sb17 version, every rule that fired, and each disposition.
- The questionnaire answers, as the party attested them.
- Every party and control person, with role and party type.
- The control-person tree, the tests each person meets, and the reviewer's statement that it is complete.
- The OFAC screen for every name, with the list version and the date it was fetched.
- The rule set id and version, and the id and reason of every rule that fired.
- Each disposition, with its written reason and who recorded it.
- The SHA-256 of the pack, and the address that verifies it.
Fail-closed by design
When does a file Hold?
HOLD is the result when facts are missing, a list is older than seven days, or the screen cannot finish; an entity or trust buyer always routes to a reviewer.
- Missing or unknown facts never produce a passing result.
- A sanctions list older than seven days at screen time produces HOLD.
- A screen that cannot complete produces HOLD rather than a passing result.
- An entity or trust buyer always routes to a human reviewer.
That is deliberate, and it is not a defect. Neither the statute nor the proposed Chapter 67 rules define when an entity is outside the prohibition, so the rule set declines to make that call and hands the file to a person.
Who this is for
Who is a record for?
Title and escrow, lenders, real estate counsel, landmen, and commercial landlords working a Texas file.
Title and escrow
The affidavit, the paths an underwriter bulletin describes, and what a record adds beside them.
Read moreEntity and trust buyers
An LLC name on the contract tells you nothing. The record is the tree behind the name.
Read moreMinerals, water, and royalty
SB 17 is not a house statute. Mineral deeds and lease assignments sit inside it.
Read moreLeases of a year or more
SB 17 treats a twelve-month lease as an acquisition, and a court can order a receiver to terminate one made in violation.
Read moreOFAC at a closing
Federal sanctions law reaches your closing whether or not SB 17 does.
Read moreNot sure which one you are in?
The free rule check takes five facts, runs them against the published Texas rule set, and names the rule ids that fired. No account, and nothing is stored.
Price
What does a record cost?
The Texas Record is $79 per transaction; the worksheet and rule check are $0; Watch is $29 per month. No seats, no minimum, and no contract to sign before the first record.
| Item | Price | Includes |
|---|---|---|
| Free, no account | $0 | The SB 17 worksheet and the prohibited-buyer rule check. Neither includes the OFAC screen, the rule result, or a stored record. |
| Texas SB 17 Due Diligence Record | $79 per transaction | Questionnaire, control-person tree, OFAC SDN and Consolidated screen with list date, tx-sb17 rule version and result, SHA-256 hashed PDF, public verify link. No account fee. |
| Watch | $29 per month | Re-screens the parties on every finalized record against each new OFAC list. One email when there is a potential match. The email carries the record id, not a name. Cancel from Billing. |
Texas SB 17 Due Diligence Record
$79 per transaction
Questionnaire, control-person tree, OFAC SDN and Consolidated screen with list date, tx-sb17 rule version and result, SHA-256 hashed PDF, public verify link. No account fee.
Watch
$29 per month
Re-screens the parties on every finalized record against each new OFAC list. One email when there is a potential match. The email carries the record id, not a name. Cancel from Billing.
Free, no account
$0
The SB 17 worksheet and the prohibited-buyer rule check. Neither includes the OFAC screen, the rule result, or a stored record.
Checkout is Stripe, and the amount you see at checkout is the amount Stripe charges.
What is a record not?
A record does not verify identity, decide who may buy, or replace the underwriter or counsel. The boundaries are part of the rule set, not marketing copy, and they are hashed into every evidence pack.
tx-sb17 v1.0.10
What ParcelClear does
- Records what a party attested and what the OFAC SDN and Consolidated lists said on the date of the screen.
- Evaluates those facts against a named, versioned Texas SB 17 rule set.
- Produces a time-stamped, hashed evidence pack.
- Screens parties and control persons against the OFAC SDN and Consolidated lists.
What ParcelClear will never claim
- Makes you SB 17 compliant.
- Guarantees no prohibited buyer.
- Certifies eligibility.
- Replaces underwriter or counsel review.