# ParcelClear: Texas SB 17 due diligence for closings Source: https://www.parcelclear.com/ 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. 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 (https://capitol.texas.gov/tlodocs/89R/billtext/html/SB00017F.htm) and subchapter H (https://statutes.capitol.texas.gov/Docs/PR/htm/PR.5.htm). 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 (https://www.texasattorneygeneral.gov/proposed-and-adopted-rules). 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 (https://ofac.treasury.gov/)), 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. What this is A decision-support tool. Results are NO RULE TRIGGERED, HOLD, or REPORT based on the facts you enter and the published rule set. ParcelClear records what the buyer attested and what the sanctions lists said that day. It does not verify identity. What this is not A legal opinion, an underwriting decision, or a government filing. ParcelClear does not file complaints with the Texas Attorney General. # Texas SB 17 Explained (2025 Foreign Land Law): Who It Covers, What to Document Source: https://www.parcelclear.com/texas-sb17 Texas SB 17, in the order a closer needs it. Effective September 1, 2025, Texas restricts acquisition of real property interests by certain foreign governments, entities, and individuals. The Attorney General proposed Chapter 67 rules on March 27, 2026 to implement it. Those rules are proposed, not adopted. They would define a facilitating entity's reasonable-diligence and complaint duties. Who does Texas SB 17 cover? Section 5.253 names four groups. A governmental entity of a designated country. A company or organization headquartered in a designated country, held or controlled by that government, majority-held or controlled by individuals the section describes, or designated by the governor. A company owned or majority-held or controlled by one of those companies. And an individual in any of five described situations, starting with domicile in a designated country. Section 5.251(3) defines a designated country by reference to the Director of National Intelligence's Annual Threat Assessment and to the governor's designations under Section 5.254, so the bill prints no list of countries. What property does it reach? Section 5.251(6) defines real property to include agricultural land, an improvement on agricultural land, commercial property, industrial property, groundwater, residential property, a mine or quarry, a mineral in place, standing timber, and water rights. This is not a house statute. A mineral deed, a groundwater lease, and a ground lease of a year or more are all inside it. When did Texas SB 17 take effect? September 1, 2025. SECTION 6 of the Act applies the changes only to a purchase or acquisition on or after that date and leaves an earlier acquisition under the law in effect before it. Who is outside the statute? Section 5.252 excepts a United States citizen or lawful permanent resident, a company or organization owned or controlled by such individuals and by no individual the prohibition describes, and a leasehold of less than one year. The residence-homestead path is separate and sits inside the prohibition at Section 5.253(4)(A). Read every carve-out with its section number (https://www.parcelclear.com/texas-sb17/exemptions). Do title companies have to report SB 17 violations? Not today. The reporting duty appears in the Chapter 67 rules the Attorney General proposed on March 27, 2026, and those rules are not adopted. Treat it as a duty that is coming rather than one in force, and confirm the current status before you rely on this. The status page tracks it (https://www.parcelclear.com/texas-sb17/status). What counts as reasonable due diligence under SB 17? Nobody has said yet. The proposed rules do not set a minimum standard and do not impose a record-keeping requirement. That is why offices keep their own record of what they asked and what they checked, dated at the time they checked it. Is there a Texas REALTORS form for SB 17? No. The January 2026 residential forms revisions added an informational notice about the statute to TXR 1501, the Buyer/Tenant Representation Agreement, and TXR 2003, the Residential Lease Application. There is no questionnaire, checklist, or documentation form. Confirm the current forms before you rely on this. What do title underwriters ask for? Requirements come from each underwriter's bulletin, not from ParcelClear. Underwriters have issued SB 17 bulletins; ask your underwriter for the current one. Bulletins get replaced, and the one you read when the statute took effect may not be the one in force on your file. What an affidavit records, and what it does not (https://www.parcelclear.com/texas-sb17/affidavit). What should a closer put in the file? The statute names nothing, so the answer is whatever your office and your counsel decide, recorded on the day you decided it. The title agent checklist (https://www.parcelclear.com/texas-sb17/title-agent-checklist) is what ParcelClear records on a file, offered as a starting point rather than as a standard. Does ParcelClear decide whether a buyer may purchase property? No. It records the questionnaire answers, the control-person tree for entity and trust buyers, the OFAC screening results with the list versions used, and the reviewer's disposition of any hit. The decision rests with the licensed professional and their underwriter. # ParcelClear pricing: one record, $79 Source: https://www.parcelclear.com/pricing One record. One price. The worksheet and the prohibited-buyer check are free. The Texas Record is live at $79. A Florida Record is building and is not for sale. Checkout uses Stripe. You see the live amount at checkout. A record credit stays on your account until a file is finalized. Free tools stay free. They do not include the OFAC screen, the rule result, or a stored, hashed record. Need more than one record a week? Email support and say how many files your office closes a month. See refunds (https://www.parcelclear.com/refunds). Texas live. Florida building. The $79 Record you can buy today is the Texas SB 17 Due Diligence Record. # Free Texas SB 17 questionnaire | ParcelClear Source: https://www.parcelclear.com/tools/sb17-questionnaire SB 17 questionnaire Enter the party and property facts your closer already asks. We email you nothing automated except what you request. You get a PDF worksheet. This is not a clearance and not legal advice. No account. Rate limited to 10 downloads per hour per address. Fields match the Texas v1 rule set. # Free prohibited-buyer rule check | ParcelClear Source: https://www.parcelclear.com/tools/prohibited-buyer-check Prohibited-buyer rule check Five facts. The published Texas rule set. A result and the rule ids that fired. It runs your facts against the rules; it does not check a buyer. Informational only: not a clearance, not a filing, and not legal advice. This check runs in your browser against the active Texas v1 rule set. It does not store the answers. Missing facts return HOLD, never CLEAR. # Who Is Exempt from Texas SB 17: Citizens, Permanent Residents, and Other Carve-Outs Source: https://www.parcelclear.com/texas-sb17/exemptions Three exceptions, and where each one is written. Section 5.252 of the Property Code is titled EXCEPTIONS and runs three subdivisions. Every statement on this page names the subdivision it comes from, read off the enrolled text of S.B. 17, 89th Legislature, Regular Session. Where a carve-out is written somewhere other than 5.252, the page says where. Who is excepted by name? Section 5.252(1): an individual who is a citizen or lawful permanent resident of the United States. That is the whole subdivision. It turns on citizenship or permanent residence and on nothing else. When is a company or organization excepted? Section 5.252(2), and both halves have to hold. The company or organization must be owned by or under the control of, first, one or more individuals described by Subdivision (1), and second, no individual described by Section 5.253. Section 5.251(2) defines company to include a wholly owned subsidiary, a majority-owned subsidiary, a parent company, and an affiliate, so the reading follows the chain rather than stopping at the entity named on the contract. Are short leases outside the statute? Section 5.252(3): a leasehold interest in land or improvements constructed on a leasehold, if the duration of the interest is less than one year. A leasehold of one year or more is not excepted, and what happens to one made in violation is a separate question with an answer of its own. Leases of a year or more (https://www.parcelclear.com/texas-sb17/leases). What about a residence homestead? The homestead path is not one of the exceptions in Section 5.252. It is written inside the prohibition, at Section 5.253(4)(A), as an exception to the domicile paragraph: an individual domiciled in a designated country who is lawfully present and residing in the United States at the time the individual purchases or acquires the interest may purchase or acquire an interest in a residential property that is intended for use as an individual's residence homestead, as defined by Section 11.13(j), Tax Code. It appears in that paragraph and nowhere else in the section. Does an acquisition before September 1, 2025 count? No. The Act reaches only an acquisition made on or after its effective date, and an earlier one stays under the law that was in effect when it happened. The date the interest was acquired is the question, not the date anyone looked at the file. What does the statute say about aliens generally? SB 17 amended Section 5.005 of the Property Code so that it now reads: except as provided by Subchapter H, an alien has the same real and personal property rights as a United States citizen. The three exceptions in Section 5.252 sit against that background rule. What is not in Section 5.252? Everything else. The subdivision list is closed at three. There is no carve-out written there for a visa holder as such, none for a company merely registered in Texas, none for an acquisition under a dollar threshold, and none for a lender taking a lien. If this page cannot name the section a carve-out comes from, it does not claim the carve-out exists. # Texas SB 17 and LLC, Trust, and Entity Buyers: Control and Ownership Questions Source: https://www.parcelclear.com/texas-sb17/entity The buyer is an LLC. Who is behind it? SB 17 prohibits acquisitions by certain individuals, governments, and companies from designated countries, and by entities they control. An LLC name on the contract tells you nothing. The record is the tree behind the name. Which entity buyers does SB 17 reach? Section 5.253(2) names a company or organization that is headquartered in a designated country, directly or indirectly held or controlled by the government of a designated country, owned by or majority-held or controlled by individuals the section describes, or designated by the governor under Section 5.254. Section 5.253(3) reaches a company owned by or majority-held or controlled by one of those companies. Section 5.251(2) defines company broadly: sole proprietorship, organization, association, corporation, partnership, joint venture, limited partnership, limited liability partnership, or limited liability company, including a wholly owned subsidiary, a majority-owned subsidiary, a parent company, or an affiliate. When is an entity outside the statute? Section 5.252(2) is the only entity exception, and it has two halves. The company or organization must be owned by or under the control of one or more individuals who are United States citizens or lawful permanent residents, and of no individual described by Section 5.253. Both halves have to hold. An entity that satisfies the first and not the second is not excepted. Who counts as a control person? The statute uses ownership and control without listing the roles that carry them. The Chapter 67 rules the Attorney General proposed on March 27, 2026 treat control as direct or indirect power over an entity's management, policies, or its acquisition of Texas real property. Those rules are proposed, not adopted. ParcelClear's questionnaire asks for general partners, managing members, holders of ten percent or more, and executive officers, and lets the reviewer add anyone else the documents show. What does a trust buyer change? Section 5.251(5) gives organization the meaning assigned by Section 1.002, Business Organizations Code, and the subchapter defines no separate test for a trust. The question is the one every entity raises: who holds, and who controls. ParcelClear routes every entity and trust buyer to a human reviewer rather than returning a clean result, because neither the statute nor the proposed Chapter 67 rules say when an entity sits outside the prohibition. Why is the control tree the record? If a control person turns out to be a prohibited person, the question later is whether anyone looked. A tree with names, roles, and a reviewer's attestation that it is complete, dated before closing, is the record of what you looked at. A blank file is not. If the tree is not attested the result is HOLD, and the record never shows a clean result on an incomplete tree. What does a record show for an entity buyer? The entity's answers, every control person by name and role, the reviewer's attestation that the tree is complete to the best of their knowledge from the documents in the file, an OFAC SDN and Consolidated screen of every name with the list date, the rule set id and version and the result, and a SHA-256 hash. It does not verify ownership documents and it does not check corporate registries. It records what the documents in your file say, and what the sanctions lists said about those names on the day you asked. # Texas SB 17 Purchaser Affidavit: What Title Underwriters Ask For Source: https://www.parcelclear.com/texas-sb17/affidavit There is no official SB 17 form. Here is what closers use instead. Texas REALTORS added a notice to TXR 1501 and TXR 2003 and published no questionnaire. What a purchaser signs at a Texas closing comes from an underwriter bulletin or a law firm, not from the statute. A ParcelClear record sits beside whichever path your underwriter takes. It does not replace the affidavit. Is there an official Texas SB 17 affidavit? No. Any affidavit in a Texas closing file is a document an underwriter or a law firm wrote, not one the statute prescribes. Subchapter H creates no form, no filing, and no registry, and there is nowhere to send one. What do title underwriters ask for? Underwriters have issued SB 17 bulletins; ask your underwriter for the current one. Bulletins get replaced, and one you read when the statute took effect may not be the one in force on your file. The bulletin controls, not this page. What does an affidavit actually record? What the buyer said, on the day they said it. It does not record what the office did with the answer. If the buyer is an entity, an affidavit usually does not list the people who control it, and it does not show whether any of those names appears on a United States sanctions list. What does a ParcelClear record add beside the affidavit? The buyer's answers to the SB 17 questionnaire, the control-person tree for an entity or trust buyer with the reviewer's attestation that it is complete, an OFAC SDN and Consolidated screen of every name with the list date, the rule set version that evaluated the answers and its result, a reviewer, a timestamp, and a SHA-256 hash with a public verify link. One PDF for the file. It does not replace the affidavit and it does not decide whether the buyer may purchase. Why does the date on the document matter? The Attorney General published proposed Chapter 67 rules on March 27, 2026, and they are not adopted. A file closed this year may later be read against whatever is adopted. A dated record shows what you asked and when you asked it, which is the one thing a later reader cannot reconstruct. # Texas SB 17 for Title Agents and Closers: What to Document on Each File Source: https://www.parcelclear.com/texas-sb17/title-agent-checklist The statute names no file. Here is the one we keep. Subchapter H creates a prohibition and an enforcement path. It names no file, no form, and no retention period for the people who assist with a transaction. Everything on this page is a practice rather than a requirement, and it is written down so an office has something concrete to argue with. Does SB 17 require a title agent to keep a file? No. Nothing in Subchapter H names a file, a form, or a retention period for anyone who assists with a transaction. Everything below is a practice rather than a requirement, and your office and your counsel decide whether to adopt any of it. What goes on each file? Eight items, in the order the work happens. This is the shape of a ParcelClear record, and an office that keeps none of it has broken no rule. Why record the list version and the date? A sanctions list is a snapshot. A screen is evidence of what the list said on the day you asked, and nothing more than that. Without the version and the fetch date, a screen result is an assertion with no way to check it. ParcelClear holds instead of returning a result when the newest successful ingest is more than seven days old. What does a disposition need to say? Who looked, what they looked at, what they concluded, and when. Most potential matches are false positives: common names, transliterations, partial overlaps. A disposition with a written reason is what turns a hit into a decision a stranger can read eighteen months later. Why hash the file? So a later reader can tell whether the PDF in their hands is the one that was generated. The pack prints its own SHA-256 and the address that checks it. Recompute the hash, compare the two, and the question of whether the document changed is settled without taking anyone's word for it. Is this checklist a standard? No. Neither the statute nor the proposed Chapter 67 rules define a standard of diligence or a record to keep, so nobody is in a position to hand you one. This is what ParcelClear records, written down so an office has something concrete to accept, change, or reject with its counsel. # Texas SB 17 Status: Chapter 67 Rules, Litigation, Designated Countries Source: https://www.parcelclear.com/texas-sb17/status What is in force, and what is not. This page states the status of the Texas SB 17 rulemaking, the litigation, and the designated-country list, each against a primary source and each with the date somebody last checked it. Where nobody has checked, the page says so and sends you to the source instead. Is Texas SB 17 in force? Yes, and it has been since September 1, 2025. The rulemaking below is a separate question: the prohibition, the enforcement path and the penalties are in the statute and do not wait on a rule. Are the Chapter 67 rules adopted? No. They were proposed on March 27, 2026 and no adoption notice has followed. The proposal notice carries an earliest possible date of adoption, which is a standard field on every proposed-rule notice in Texas, and commentary has read that field as though it were an effective date. It is not one. Is anyone challenging SB 17 in court? Litigation status is read off the docket rather than repeated from memory here. Which countries are designated? Section 5.251(3) prints no list. A designated country is one the United States Director of National Intelligence identified as posing a risk to national security in at least one of the three most recent Annual Threat Assessments of the U.S. Intelligence Community, or one the governor designates under Section 5.254. Section 5.254(c) makes a designation, or its removal, apply only to an acquisition on or after the date the governor acts, so the question on any file is which list was in force on the closing date. What changes if the rules are adopted? ParcelClear cuts a new rule set version, and every file keeps the version that evaluated it. That is the point of pinning a version to a file: a record made under one set of rules stays readable as a record made under that set of rules, after a newer set ships. # SB 17 and leases of one year or more Source: https://www.parcelclear.com/texas-sb17/leases SB 17 treats a twelve-month lease as an acquisition. SB 17 reaches leasehold interests of one year or longer, and that one-year line was set in conference: every published version before the enrolled text exempted leases shorter than one hundred years. A lease made in violation is not void by operation of law. Section 5.257 lets a court-appointed receiver terminate one, which is a different thing and a slower one. Landlords and property managers are inside this statute whether or not a title company is involved. What the statute says Section 5.253 prohibits purchasing or otherwise acquiring an interest in real property, and Section 5.252(3) excepts a leasehold interest in land or improvements constructed on a leasehold only where the duration of the interest is less than one year. A leasehold of one year or more is not excepted. Read it in the enrolled text of S.B. 17 (https://capitol.texas.gov/tlodocs/89R/billtext/html/SB00017F.htm). What happens to a lease made in violation A court can order it terminated. It does not end by itself. The word void appears once in the whole bill, at Section 5.255(e), and it appears there in a denial: a purchase or acquisition in violation of Section 5.253 is not void because of the violation, except for an acquisition of a leasehold interest. The section withholds that protection from a leasehold. It does not void one. The remedy the subchapter does name is Section 5.257(a)(1)(C)(i). After the Attorney General brings an action under Section 5.255 and a court finds a violation, the court appoints a receiver to divest the interest through sale, termination of a leasehold, or other disposition. Termination sits at the end of that road, in a receiver's hands. Nobody at the closing table is in a position to declare a lease void, and a landlord who stops performing on that theory is the one taking the risk. How the bill arrived at that Neither piece was in the bill as filed. The introduced version carried no leasehold carve-out from the anti-voidness clause at all. The engrossed version added one, tied by cross-reference to the leasehold exception. The receiver's power to end a lease appears first in the House committee substitute, and the House analysis says so in its own comparison of the two: the substitute added divesting an interest through sale, termination of a leasehold, or other disposition to the receiver's role, and the engrossed version did not include it. The carve-out and the termination power were built to work together. Read the House committee report analysis (https://capitol.texas.gov/tlodocs/89R/analysis/html/SB00017H.htm). Why the one-year line is newer than the bill Every published version of SB 17 before the enrolled text set the leasehold exception at a duration of less than one hundred years, which left essentially every commercial lease in Texas outside the statute. The introduced bill, the Senate committee report, the engrossed bill and the House committee substitute all say one hundred years. The enrolled text says one year. The change was made in conference, and both chambers adopted the Conference Committee Report, the House on May 29, 2025 and the Senate on May 30. If a summary you are reading treats leases as mostly outside this statute, check which version of the bill it was written from. What the proposed rules would add Proposed Section 67.2(5) defines an interest in real property to include a series of licenses, leases, or other arrangements that, in substance, create a leasehold of one year or longer, even if structured as successive short-term agreements. Proposed Section 67.2(6)(B) carries the same language into the definition of purchase or otherwise acquire. Read from the Texas Register on September 10, 2026. Proposed, not adopted. Who this touches Commercial landlords leasing to entities. Property managers with corporate tenants. Brokers on lease deals with foreign-national principals. Ground leases for energy and telecom. What a record shows for a lease The tenant's answers, the control-person tree if the tenant is an entity, an OFAC screen of every name, the rule result with the lease term recorded, and the hash. The record shows the term you were told and the date you asked. It does not tell you the lease is enforceable. Counsel decides that. # SB 17 and mineral, water, and leasehold interests Source: https://www.parcelclear.com/texas-sb17/minerals SB 17 is not a house statute. The statute covers an interest in real property, which reaches mineral deeds, royalty assignments, lease assignments, water rights, standing timber, and leaseholds of a year or more. Verify the scope at Texas Property Code chapter 5, subchapter H. These instruments often never reach a title plant, and the people who handle them rarely screen anyone. Where this comes up A mineral deed or royalty conveyance to an entity. An assignment of an oil and gas lease to a company with foreign ownership. A groundwater lease. A ranch sale with severed minerals where the mineral buyer is a different party from the surface buyer. A pipeline or solar ground lease running longer than a year. What is different about these files There is often no title policy and no underwriter bulletin in the file. Counsel or a landman is the facilitating party. The counterparty is frequently an entity formed for the deal. The dollar amounts are large. Often nobody has told the parties to screen anyone. What a record shows The same record as a surface sale: questionnaire, control-person tree, OFAC screen of every name, rule version and result, hash. The questionnaire records the interest type, which today is fee, leasehold, mineral, or other, and the lease term in months where one applies. One PDF for the deal file or the lease file. What it does not do It does not run title on the minerals. It does not determine who owns the interest. It records who the counterparty says it is, who controls it, and whether any of those names appear on a United States sanctions list on the date you asked. # OFAC screening at a real estate closing Source: https://www.parcelclear.com/ofac-real-estate-closing OFAC applies to your closing whether or not SB 17 does. The Office of Foreign Assets Control publishes the Specially Designated Nationals list and the Consolidated Sanctions List. United States persons, including title agents, brokers, lenders, and landlords, may not transact with listed persons or entities they own. This is federal law under IEEPA and 31 CFR chapter V, and it is not new. What a screen is A comparison of a name against the current lists, including known aliases. ParcelClear ingests the SDN and Consolidated lists directly from Treasury every six hours and records the list date on every screen. A screen against a list older than seven days is not a result; it is a HOLD. What a potential match means A name similar to a listed name. Most potential matches are false positives: common names, transliterations, partial overlaps. A reviewer looks at the listed entry, the aliases, the program, and the facts of the transaction, then records a disposition with a reason. The disposition is logged and printed in the record. A true match is a matter for counsel and OFAC, not for this software. Why the list date matters The lists change weekly. A screen is only evidence of what the list said on the day you asked. The record prints the list version and the date so that a later reader knows what you could have known. What a record shows Every party and control person screened, the list date, the score and the listed entry for each potential match, the reviewer's disposition and reason, and the hash. Watch re-screens the parties on finalized records against each new list and emails the record id when a new potential match appears. Common questions Q: Does a NO_MATCH result mean the buyer is not sanctioned? A: It means the names you entered did not match the lists on that date above the threshold. It is evidence of a screen, not a determination about a person. Q: Is this a background check? A: No. It is a comparison against public United States government sanctions lists. It contains no credit, criminal, eviction, or employment information. Q: Do I have to screen? A: OFAC prohibitions apply to every United States person. Whether to screen, and how, is a decision for your office and your counsel. This page is not legal advice. Q: What happens on a true match? A: The record shows REPORT. The transaction is a matter for counsel and for OFAC. ParcelClear does not file anything with any agency. # Which States Restrict Foreign Ownership of Land? Source: https://www.parcelclear.com/states Which states restrict foreign ownership of land? A closer who asks which states restrict foreign buyers of land should start with the statute, not a vendor list. This page names five. Texas is live. Florida is building. The others are page only. What does this table cover? Five states this site has read from a primary source. The National Agricultural Law Center compiles more. A row here is not a legal opinion and is not a Record. Does ParcelClear sell a Record in every state? No. A Record exists only where a versioned rule set is active and a file route can select it. Texas is live. Florida is building. Indiana, Arizona, and Arkansas are page only. Is Texas SB 17 the 2023 DEI bill? No. The 2025 foreign-land statute is Property Code chapter 5, subchapter H. The 2023 bill that shares the number is about DEI offices in public higher education. Where do these descriptions come from? The enrolled or chaptered statute linked on each state page, plus the National Agricultural Law Center compilation for the wider list. # Florida SB 264 Affidavit and Land Rules: What Closers Document Source: https://www.parcelclear.com/florida-sb264 Florida SB 264, in the order a closer needs it. Florida restricts certain foreign principals from specified land. The statute names an affidavit at purchase. ParcelClear does not sell a Florida Record today. What does Florida SB 264 restrict? Three paths sit in Part III of chapter 692. Agricultural land. Real property on or within ten miles of a military installation or critical infrastructure facility. And, for persons and entities the China section names, any real property in the state. What is the agricultural-land rule? A foreign principal may not acquire agricultural land except a de minimus indirect interest. The definitions are in section 692.201. Read the current text before you apply it. What is the ten-mile rule? A foreign principal may not acquire real property on or within ten miles of a military installation or critical infrastructure facility. This page does not compute that distance and does not sell a clearance. What is the China-any-property rule? Section 692.204 names the People’s Republic of China and related persons and entities, and it reaches any real property in Florida, not only agricultural land or land near a base. Is there a natural-person exception? The statute describes a natural-person residential path. Review the current statute for the conditions that apply to the file in front of you. What affidavit does FREC require? The statute directs the Florida Real Estate Commission to adopt the affidavit form. The current rule is 61J2-10.200. Failure to obtain the affidavit does not, by the statute's own terms, affect title or insurability unless the closing agent has actual knowledge of a violation. What did the Shen opinion hold? On standing to challenge the purchase restriction only. The Eleventh Circuit held that none of the plaintiffs had standing to challenge that restriction. See Shen v. Simpson. Can you buy a Florida Record today? No. The Florida Record is building. The Texas Record is live at $79. This page is not a payable file. # Indiana Foreign Land Restrictions: Agricultural Land and SEA 256 Source: https://www.parcelclear.com/indiana-foreign-land Indiana foreign land restrictions, from the enrolled act. Indiana's foreign-land rules are moving from agricultural land to a broader real-property chapter. Read the enrolled act. There is no Indiana Record. What does Indiana restrict today? Before July 1, 2026, the agricultural-land chapter at Indiana Code 32-22-3 is the provision this page can point to as already on the books. The 2026 act also repeals parts of that chapter. Read the enrolled text for what remains in force on your closing date. What does Senate Enrolled Act 256 change? It adds Indiana Code chapter 32-22-3.5. Beginning July 1, 2026, a prohibited person may not acquire real property located in Indiana, may not acquire mineral, water, or riparian rights on that property, and may not enter a new lease except a residential lease of not more than twenty-four months. When does the 2026 chapter take effect? The enrolled act states the new chapter is effective July 1, 2026. Does ParcelClear sell an Indiana Record? No. This page is page only. The live Record is the Texas SB 17 Due Diligence Record. # Arizona SB 1082: Foreign Adversary Interest in Real Property Source: https://www.parcelclear.com/arizona-sb1082 Arizona SB 1082, from the chaptered act. Arizona's 2025 act reaches a substantial interest in real property, not agricultural land only. There is no Arizona Record on this site. What did Arizona SB 1082 change? It added A.R.S. 33-443. A foreign adversary nation or a foreign adversary agent may not purchase, own, acquire by grant or devise, or otherwise obtain a substantial interest in real property in this state. What is a substantial interest? The act defines it as an interest of thirty percent or more. Who does the statute name? A foreign adversary nation, defined by reference to the Director of National Intelligence's Annual Threat Assessments or 15 C.F.R. 791.4, and a foreign adversary agent as the section lists. The act says it does not otherwise prohibit citizens from those nations who do not qualify as agents from owning land. Does ParcelClear sell an Arizona Record? No. This page is page only. The live Record is the Texas SB 17 Due Diligence Record. # Arkansas Foreign Land Filing and Agricultural-Land Restriction Source: https://www.parcelclear.com/arkansas-foreign-land Arkansas foreign land rules, from the enrolled acts. Arkansas has a filing duty copied from AFIDA and a later prohibition on agricultural land. There is no Arkansas Record on this site. What filing does Arkansas require? A foreign person who files a federal AFIDA report also files a copy with the Secretary of the Arkansas Department of Agriculture within the federal deadline. Who may not acquire agricultural land? Act 636 of 2023 bars a prohibited foreign party from acquiring agricultural land, with a resident-alien exception written in the act. Read the current code for the definition of a prohibited foreign party. What happens on a violation? If agricultural land is held in violation, the circuit court shall order that the agricultural land be sold through judicial foreclosure. Does ParcelClear sell an Arkansas Record? No. This page is page only. The live Record is the Texas SB 17 Due Diligence Record. # Security and data handling | ParcelClear Source: https://www.parcelclear.com/security Built so a closer’s file stays in that closer’s org. ParcelClear is a Next.js app on Vercel with Supabase Postgres and row-level security. The service role never ships to the browser. Personal information is not written to console logs or Sentry breadcrumbs. Tenant isolation File, party, screen, evidence, organization, membership, and audit rows carry organization_id. Policies check membership before a read or a write. An authenticated user who belongs to no organization sees zero rows on those tables. The same user cannot insert a file into another organization: Postgres rejects the write under row-level security. The owning user sees only their own organization's rows, and only the audit rows that are not service-role or system entries. Leads and rate-limit rows have no client policies; only the server service role inserts them. How that was verified An account belonging to no organization returns zero rows on every tenant table and is refused on write by the database itself, not by application code. That check was run against production with a Postgres role and JWT-claim impersonation. The tables in that check were files, parties, evidence_packs, audit_logs, organizations, screens, screen_hits, and memberships. Evidence and the audit record Paid evidence packs live in a private bucket and are served only by a signed URL that expires in 900 seconds. The public verify page shows the pack SHA-256 so a recipient can confirm a PDF they were handed matches the record. That page is excluded from search indexing. The evidence pack PDF contains no @ character. Rule-set hashes from tx-sb17 1.0.4 forward are computed over canonical JSON, with object keys sorted and whitespace removed, so the same rule set hashes the same after reformatting or a database round trip, and the value can be recomputed from the stored rule set with scripts/verify-rules.ts. The audit log is append-only and hash-chained. After a schema migration the chain was recomputed across every row: zero bad hashes, zero broken links. Audit entries carry organization ids, actor user ids, action names, target ids, hashes, and counts. The actor is stored as a user id, not an email. No audit row contains an @ character. Fail-closed by design Missing or unknown facts never produce CLEAR. Sanctions lists older than seven days at screen time produce HOLD. A screen that cannot complete produces HOLD rather than a passing result. An unfunded file is refused rather than silently created. Telemetry Page and product events are keyed to identified users only and do not include free-text file content. Sentry records errors with metadata limited to ids, hashes, counts, and event types. Secrets Publishable keys are for the browser. The service role, Stripe secret, and Resend key stay on the server. Auth Accounted product surfaces use Supabase SSR cookies. The free tools do not create an account. Where data lives Data is stored in the United States. Subprocessors are Supabase, Vercel, Stripe, Resend, and Sentry. What ParcelClear is not ParcelClear is not a consumer reporting agency. Its output is not a consumer report under the FCRA. It records questionnaire answers, screening results, and the reviewer's disposition. It does not decide whether anyone may buy. # ParcelClear for AI assistants: what the record is and what it costs Source: https://www.parcelclear.com/for-ai ParcelClear, described for machines. ParcelClear sells one per-transaction due diligence record for Texas SB 17. This page describes that record in terms an automated reader can use, and it states only what exists today. There is no API and no agent checkout, so an assistant that wants a record hands the job back to a person with a card. What an assistant can do here today Read the statute pages (https://www.parcelclear.com/texas-sb17). Each one covers a path a Texas closing takes: the affidavit and the three underwriter paths, entity and trust buyers, leases of twelve months or more, mineral and royalty interests, and OFAC screening at a closing. Read the state land-law pages (https://www.parcelclear.com/states) for Florida, Indiana, Arizona, and Arkansas. Those pages describe the statute. Only Texas has a live Record. The Florida Record is building and is not for sale. Read the sample record (https://www.parcelclear.com/samples/parcelclear-sample-record.pdf). It is a watermarked PDF of a finished record for an individual buyer who is a United States citizen, with no potential matches, so its hits and dispositions section reads "No hits recorded". Read the second sample (https://www.parcelclear.com/samples/parcelclear-sample-record-hits.pdf) for the other path. An entity buyer whose control person is a true match, which is the shape that fills the hits and dispositions table: a match a reviewer confirmed with a written reason, a candidate a reviewer looked at and dismissed, and one the system dismissed on its own below the display threshold. Both are watermarked, both use fictional names and a fictional hash, and neither is a record or can be verified. Read the plain-text index (https://www.parcelclear.com/llms.txt) and the full text of every page (https://www.parcelclear.com/llms-full.txt) if parsing HTML is not worth it. Both are generated from the copy these pages render, so they say the same thing this page does. Read the RFC 9727 catalog (https://www.parcelclear.com/.well-known/api-catalog). It lists those same read-only documents and a machine description of them. There is no API and no agent checkout. Read auth.md (https://www.parcelclear.com/auth.md) if you are looking for agent registration. There is no registration endpoint. The Protected Resource Metadata (https://www.parcelclear.com/.well-known/oauth-protected-resource) and Authorization Server metadata (https://www.parcelclear.com/.well-known/oauth-authorization-server) repeat that: the `read` scope is GET of public documents, and there is no token to mint. Read the A2A Agent Card (https://www.parcelclear.com/.well-known/agent-card.json). It lists those same read-only documents as skills. There is no API and no agent checkout. This host does not accept A2A tasks. Read the Agent Skills index (https://www.parcelclear.com/.well-known/agent-skills/index.json). The listed skill is GET of public documents. There is no API and no agent checkout. There is no MCP server on this host. The Server Card (https://www.parcelclear.com/.well-known/mcp/server-card.json) is the discovery document that says so. This page registers read-only browser tools for search, navigation, and reading published documents when the browser supports them. There is no MCP server and no agent checkout. DNS-AID is published at `_index._agents.parcelclear.com` and points at this site. There is no API and no agent checkout. Read the HTTP Message Signatures Directory (https://www.parcelclear.com/.well-known/http-message-signatures-directory). It publishes the Ed25519 public key this host uses to sign outbound fetches. There is no API and no agent checkout. Request any public page with `Accept: text/markdown` to receive that page as Markdown. HTML stays the default for browsers. That is content negotiation on the same URL, not an API. Send a human to the pricing page (https://www.parcelclear.com/pricing) to buy a record with a card. There is no API and no agent checkout today. No endpoint on this site accepts an order or returns a record, and there is no MCP server. There is no API to build against, but if you are building something that would use one, say so at support@parcelclear.com. That address is where the request gets counted; nothing here promises anything back. What a record contains The questionnaire answers, as the party attested them. The party list, with the role and the party type of each one. The control-person tree for an entity or trust buyer: every control person by name and role, the control tests each one meets, and the statement by the reviewer that the tree is complete from the documents in the file. The screen result for every name against the OFAC SDN and Consolidated lists, with the list version id and the date that list was fetched. The rule set id and version that evaluated the answers. The result the rule set returned, and the id and reason of every rule that fired. The disposition a reviewer recorded on each potential match, with the written reason. The SHA-256 of the evidence pack PDF, and the public verification URL for that hash. Disposition vocabulary These are the words a record uses for its outcome. They are read from the active rule set rather than restated here, so a version bump moves them. Missing facts, a list older than seven days, or a screen that does not complete produce HOLD. A record never returns a passing result when it could not finish the work. CLEAR: No rule in this version of the rule set fired on the facts entered. Identity was not verified. This is not a determination that a transaction is lawful. HOLD: Human reviewer must confirm facts or disposition a hit before the file is final. REPORT: The facts entered match a prohibited-acquisition pattern in this rule set. Texas AG Chapter 67, which would define a facilitating entity's complaint duty, was proposed 2026-03-27 and is not adopted. Escalate to counsel and to your underwriter. ParcelClear does not file anything with the Attorney General. NO RULE TRIGGERED: The label a record prints for the engine value CLEAR. It is the same outcome under the name a reader sees. Rule set The rules are data with a version, not code. Every record is pinned to the version that evaluated it, and a finalized record keeps that version after a newer one ships. Rule-set hashes from tx-sb17 1.0.4 forward are computed over canonical JSON, with object keys sorted and whitespace removed, so the same rule set hashes the same after reformatting or a database round trip, and the value can be recomputed from the stored rule set with scripts/verify-rules.ts. The rule set is published in full below. Every rule id a record prints, every reason string, and every control-person test id resolves in that file, and the hash above is the canonical hash of it. Rule set id: tx-sb17 Version: 1.0.10 Canonical SHA-256: ef1258888f48d8bc578a355192c0a344336866f0c10136dec95ed45c3d18753d Implementing rules: Tex. Admin. Code ch. 67 (Office of the Attorney General), proposed 2026-03-27, not adopted as of 2026-09-07 Published rule set: https://www.parcelclear.com/agents/ruleset.json Questionnaire schema The fields the questionnaire collects, their types, and the two a record cannot be created without, as JSON Schema draft 2020-12. It is generated from the same field list the form renders, so a field added to the rule set appears in both. https://www.parcelclear.com/agents/record-schema.json Standing notice ParcelClear supports compliance workflows; it does not provide legal advice or guarantee regulatory compliance. Final decisions rest with the licensed professional and their underwriter. Screening infrastructure by the team behind SecurePoint USA. # Help and FAQ | ParcelClear Source: https://www.parcelclear.com/help Help and FAQ ParcelClear documents a consistent foreign-ownership inquiry. It does not decide a transaction. What ParcelClear produces A due diligence record for a file: the questionnaire answers, the control-person tree, an OFAC screen, a versioned rule evaluation, a hashed PDF evidence pack, and an append-only audit log. Questionnaire: Facts the party attests, stored on the file. Control-person tree: Owners, officers, trustees, and beneficiaries recorded under a buyer entity or trust. OFAC screen: Each party and alias against the SDN and Consolidated lists, with list version ids. Rule evaluation: CLEAR, HOLD, or REPORT under a named rule set version. Hashed PDF: The evidence pack plus a public verify page for its SHA-256. What it does not do - Verify identity. - Run a criminal, credit, or eviction search. - Decide whether anyone may buy. - Give legal advice. Results explained CLEAR: no rule triggered and no open OFAC hit. HOLD: a fact is missing, a list is older than 7 days, or an OFAC hit is pending review. REPORT: a reviewer marked an OFAC hit as a true match. These are ParcelClear's documentation outcomes, not a legal determination. OFAC lists Sources: OFAC SDN and Consolidated lists from the U.S. Treasury. Ingest: Every 6 hours. Each file records the list version ids used at screen time. Staleness: Lists older than 7 days at screen time produce HOLD. Dispositions True match: The list entry is this party. Owners and reviewers may record this. False positive: Name similarity only. Owners and reviewers may record this. Escalate: Needs a second reviewer. Owners and reviewers may record this. Reason: Required, written to the audit log, and permanent on the hit. Evidence pack and verification Finalizing a file renders a PDF, stores its SHA-256, and publishes /verify/{id}. A title company or underwriter hashes the PDF in hand and compares it to the value on that page. A match confirms the document has not changed since ParcelClear generated it. The verify page has no party names. Billing Texas SB 17 Due Diligence Record: $79 per finalized file. Refunds: Fourteen days on an unused record. A record is not refundable once an evidence pack has been generated. See refunds and cancellation (https://www.parcelclear.com/refunds). FAQ Q: Does a CLEAR result mean the buyer is allowed to purchase? A: No. It means no rule in the recorded rule version triggered and no OFAC hit is open. The decision belongs to the licensed professional and their underwriter. Q: Does ParcelClear check immigration status? A: No. It records what the party attests. Q: Which countries are "designated"? A: The rule set carries the list as data with a version. The current version is named on every file. Verify against the Texas Governor's current designation before relying on it. Q: How current are the OFAC lists? A: Ingested every 6 hours. A file screened against a list older than 7 days holds. Q: Can I edit a finalized file? A: No. Open a new file. The old record stays. Q: Who can see my files? A: Only members of your organization. Row-level security enforces this in the database. Q: Is the evidence pack admissible? A: ParcelClear cannot answer that. It provides a hashed, timestamped record with named list and rule versions. Ask counsel. Q: Which states does ParcelClear cover? A: Texas, under SB 17. That is the only rule set the product runs, and no other state is covered today. Q: Do you store the property address? A: Optional. When supplied it is stored on your organization's row and reachable only through row level security. It sits on encrypted storage like every other column, and ParcelClear does not apply separate field-level encryption to it. Leave it blank if your office would rather not store it. Q: How do I get a refund? A: Ask within 14 days of purchase for an unused record credit. A record is not refundable once an evidence pack has been generated. The full policy is on the refunds and cancellation (https://www.parcelclear.com/refunds) page. Q: Why does an entity buyer always come back HOLD? A: Because the rule set will not decide that an entity is outside SB 17. Neither the statute nor the proposed Chapter 67 rules say when a company is clear, so PP-ENT-REVIEW routes every entity and trust buyer to a person. The record still gives you the control-person tree, the OFAC screen with its list date, the rule version and the hash. The determination is yours and your underwriter's. An individual buyer can return NO RULE TRIGGERED. Q: What does Watch do? A: After each OFAC ingest, Watch re-screens the parties on every finalized record in your organization against the newest SDN and Consolidated lists. If a party gets a potential match that no earlier screen of that party produced, your owners and reviewers get one email. The email carries the record id, the number of potential matches, a link to the file, and the list date. It carries no party name and no address. Watch adds screens to a record; it never changes an issued evidence pack or the result the record was finalized with. If the lists are stale or a screen errors, Watch emails to say it did not complete rather than going quiet. # Terms of Service | ParcelClear Source: https://www.parcelclear.com/terms Terms of Service These terms govern your organization's use of ParcelClear. Read them before you run a file. Who we are ParcelClear is a brand of SecurePoint USA LLC, a Washington limited liability company. In these terms, "we" and "us" mean SecurePoint USA LLC. "You" means the organization that opens an account and the people who use it. What ParcelClear is ParcelClear is a decision-support and record-keeping tool. You enter facts about a transaction. It evaluates those facts against a published, versioned rule set, screens named parties against United States government sanctions lists, and produces a time-stamped PDF record of what you asked and what the rules returned. What ParcelClear is not It is not legal advice, an underwriting decision, a title opinion, or a government filing. It does not decide who may buy property. It does not file complaints with the Texas Attorney General. It does not tell you that a transaction is lawful. A result of CLEAR means the facts you entered did not trigger a rule in the version of the rule set that was active at that moment. It means nothing more than that. Not a consumer reporting agency We are not a consumer reporting agency and the output of ParcelClear is not a consumer report under the Fair Credit Reporting Act. You may not use ParcelClear, or anything it produces, as a factor in a decision about credit, insurance, employment, tenancy, or any other purpose covered by that Act. Your responsibilities You are responsible for the accuracy of the facts you enter. Screening quality depends on the names, entities, and ownership you provide. You are responsible for the professional judgment applied to a result, and for review by counsel or your underwriter where that is appropriate. You are responsible for your own obligations under fair housing, anti-discrimination, privacy, and sanctions law. You must have the authority to enter the information you enter about other people. Accounts One organization per account. Each account has one user today. Multi-user organizations are not yet available. You are responsible for activity under your account. Tell us at once if you believe an account has been used without permission. Payment Prices are shown at checkout and charged through Stripe. We never receive or store your card number. Subscriptions renew automatically until you cancel. Refunds and cancellation are described on the refunds page and are part of these terms. Availability We work to keep the service running and the sanctions data current. We do not promise uninterrupted availability. Government source data can change, move, or fail to publish. When a screen cannot complete, or list data is stale, the system returns HOLD rather than a passing result. That behavior is intentional and is not a defect. No warranty The service is provided as is. To the extent the law allows, we disclaim implied warranties of merchantability, fitness for a particular purpose, and non-infringement. Limitation of liability To the extent the law allows, neither party is liable for indirect, incidental, special, or consequential damages, or for lost profits. Our total liability arising out of the service is limited to the amount you paid us in the twelve months before the event that gave rise to the claim. Indemnity You will defend and hold us harmless against third-party claims arising from your use of the service, the facts you entered, or your decisions about a transaction. Termination You may stop using the service at any time. We may suspend an account for non-payment, for misuse, or where required by law. Records already produced remain available for export during the notice period described in the privacy policy. Changes We may update these terms. The last-updated date at the top of this page changes when we do. Continued use after a change means you accept the updated terms. Governing law Washington law governs these terms, without regard to conflict-of-law rules. Venue is Clark County, Washington. Contact Questions about these terms go to the support address in the footer. # Privacy Policy | ParcelClear Source: https://www.parcelclear.com/privacy Privacy Policy ParcelClear holds transaction facts your office enters. This page says what we do with them. Scope This policy covers parcelclear.com and the ParcelClear application. ParcelClear is a brand of SecurePoint USA LLC, a Washington limited liability company. What we collect Account data: your name, work email, organization name, and role. Billing data: your Stripe customer record, plan, and payment history. Card numbers go to Stripe and never reach our servers. Transaction data: the facts your office enters about a file, including names of parties, entities, ownership and control relationships, and property details. Screening data: the matches returned from United States government sanctions lists, the score, and the disposition your reviewer recorded. Operational data: audit records of privileged actions, error reports, and basic analytics. Who the data is about Most of the personal information in ParcelClear is not about you. It is about the parties to a transaction your office is handling. Your organization decides what to enter and why. We process it on your instruction, as a service provider to your organization. What we do not do We do not sell personal information. We do not share it for cross-context behavioral advertising. We do not use the facts in your files to train models. We do not use your file content to market to the people named in it. Where it lives Data is stored in the United States. Our subprocessors are Supabase for the database and authentication, Vercel for hosting, Stripe for payment, Resend for outbound mail, and Sentry for error reporting. Sanctions list data comes from the United States Department of the Treasury, Office of Foreign Assets Control, and is public. Logs Error reports and audit records carry identifiers, hashes, counts, and event types. They do not carry names, addresses, dates of birth, or free-text notes. The evidence pack PDF does carry the names in your file, because the pack is the record. Retention Files, screening results, and evidence packs are retained for the period in your plan. The audit log is append-only and is retained for the life of the account, because a record that can be edited is not a record. If you close your account, you may export your files first. We delete or de-identify file content within ninety days after closure, except where a law requires us to keep it. Security Every tenant table carries an organization identifier and row level security is enforced at the database. Roles limit what a member can see. Evidence packs are hashed so a stored copy can be checked against the record. Access to production is limited and logged. Your choices You may ask us to access, correct, export, or delete account data. If you are a person named in a file, the organization that created the file controls that record. Send your request to that organization. If you send it to us, we will pass it to them and tell you we did. State privacy laws, including the Texas Data Privacy and Security Act, may give you additional rights. We honor them where they apply. Children ParcelClear is a business tool. It is not directed to anyone under eighteen. Changes We may update this policy. The last-updated date at the top of this page changes when we do. Contact Privacy questions go to the support address in the footer. # Refunds and Cancellation | ParcelClear Source: https://www.parcelclear.com/refunds Refunds Short version: an unused record is refundable for fourteen days and a used one is not. Free tools The SB 17 questionnaire and the prohibited-buyer check are free. There is nothing to refund. A single record, seventy-nine dollars A record credit stays on your account until you use it. It does not expire. Ask within fourteen days of purchase and we refund a record credit in full, as long as no evidence pack has been generated on it. Once an evidence pack is generated, the record exists, it is hashed, and it is written into an append-only audit chain. That is the thing you bought, so a used record is not refundable. Watch Watch bills monthly. Cancel from Billing; it stays on until the end of the period you paid for. We do not prorate a partial month. When the service fails If a screen cannot complete, or an evidence pack cannot be produced, ParcelClear returns HOLD instead of a passing result. That is deliberate. If the cause was on our side, tell us and we refund the affected record in full, whether or not the fourteen days have run. A HOLD or a REPORT result is not a service failure. The tool returned the answer the rule set produced from the facts entered. Those results are not refundable on their own. How to ask Email the support address in the footer from the address on the account. Name the organization and the file. We answer within two business days. How you get the money Refunds go back to the original card through Stripe. Most cards post the credit in five to ten business days. We do not issue account credit in place of a refund unless you ask for it. Chargebacks Talk to us first. A chargeback filed before you contact us suspends the account until it is resolved, which can lock you out of records you may need. ParcelClear supports compliance workflows; it does not provide legal advice or guarantee regulatory compliance. Final decisions rest with the licensed professional and their underwriter. Screening infrastructure by the team behind SecurePoint USA.