Central Texas · Land Intelligence

Know the land
before you walk it.

KodaLand brings parcels, terrain, utilities, flood risk, and market activity across the Austin metro into one map, from the first look at a tract to the first conversation with its owner.

Built for the people who buy land: builder land teams, developers, and land bankers working Central Texas.

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The verdict header of a KodaLand tract report: a green Pursue call reading 'no hard constraints; clean-to-moderate site', beside real figures for gross acreage, net developable acreage after streets and detention, lot yield at 50 foot width, estimated tax rate, and entitlement timeline for a county MUD path.
Verdict scale: Pursue · this tract Conditional Pass (walk away)

Every property gets one of three answers; this one is a Pursue, and the report lists its sources and flags what still needs to be checked. This is a real screen of a real Bastrop County tract; no identifying details are shown.

Nine counties across the Austin metro.

TravisWilliamsonHays BastropCaldwellBell BlancoGuadalupeBurnet

1.2 million parcels. Every county publishes a piece of this; KodaLand stitches them together, kept current, on one screen.

The KodaLand map zoomed all the way out to the whole nine-county Austin metro on the streets basemap, with the county boundaries drawn as clear slate lines and each county labeled: Bell, Burnet, Williamson, Travis, Blanco, Hays, Caldwell, Bastrop and Guadalupe. City labels sit throughout the metro (Georgetown, Round Rock, Austin, Leander, San Marcos, Killeen, Temple, New Braunfels), and the app's search bar reads 'Address, or county:PID / county:geo-ID'.

Zoomed all the way out: the nine counties KodaLand keeps current. Any of 1.2 million properties is one search away.

The map

Every parcel, one map.

Parcel lines, floodplain, water and sewer mains, and the special-district service boundaries most tools never load, set over aerial imagery, the whole fabric already assembled.

A screen of the KodaLand app over a Leander tract on aerial imagery: white property lines fill the view, the FEMA floodplain washes blue along the South Fork San Gabriel River, cyan water mains and orange sewer mains run through the neighborhood streets, and a Municipal Utility District is drawn as an amber-tinted service area with a bold boundary. The subject tract is outlined in magenta, and labeled markers name the floodplain, a water main, a sewer main, the MUD district, and the subject tract.

Floodplain, water and sewer lines, and MUD district boundaries over an aerial photo. Most national tools never load these layers. The labels were added for this page; the search bar and layers panel are the real app.

Capabilities

Everything you need to judge a piece of land.

Public records and market information, laid out the way land work actually happens.

Built on current public records

Every property line in the Austin area, on a street map or aerial photo. Each layer says where it came from and how current it is.

Check a property in minutes

Flooding, slope, utilities and local rules, in one report with sources.

Title problems, found early

Liens and other filings from county records, checked before you pay for a title search.

See who's building nearby

Which builders are active nearby, and what they are selling.

Contact owners the right way

Owner mailing addresses from county records, with a letter written for that property and ready for you to review.

Ask it in plain language

Ask about a property in plain English. Every answer points back to a public record.

The tract report

Every property gets a clear answer, and every number shows where it came from.

One report for each property. It covers flooding, slope, who controls the land, water and sewer, and tax districts. Every number says which public record it came from and when.

The KodaLand instant parcel card for a Leander tract. The owner name and situs address are blurred for privacy; the rest is live: acreage 10.9 ac, Williamson County, and a 'Where is this: instant' panel reading jurisdiction City of Leander, water CCN City of Leander, sewer CCN City of Leander, MUD Palmera Ridge MUD, Leander Independent School District, a steep-slope-over-15-percent hazard at the point, and 46 comparable communities within five miles. A design-standards summary reads 0 blockers, 11 cost, 11 notes.

Click a property. You get the first answers right away.

Before any screen runs, one click returns the owner, acreage, jurisdiction, water and sewer CCN, the district it sits in, school district, and any flood or steep-slope hazard at that point, straight from the map. The full report goes deeper; this is the first look.

A real Leander property. The owner's name and address are blurred; everything else is real data.

It catches what is easy to miss.

KodaLand reads each city's adopted development code and surfaces the design and platting rules that quietly set what a subdivision must deliver, every one cited to its section of record, before they cost you.

A KodaLand 'Municipal code restrictions' panel for the City of Leander, headed 'What the local development code requires'. A tally reads 22 rules on file, 11 cost drivers, 11 to note, 0 blockers. Seven real rules follow, each with a category, a cost-driver or note tag, the rule text, and its citation: masonry (85 percent masonry on first story), garage placement (street-facing garages recessed five feet), anti-monotony (no repeated elevations side by side), trees and landscaping (Significant Tree mitigation up to 3 to 1), product mix (two-plus use components on plats over 30 acres), lot standards (minimum lot tiers by district), and roof form (5:12 minimum pitch). A footer notes the code is codified through Ordinance No. 25-078-00.

Real rules from Leander's adopted development code, each cited to its section. The screen surfaces these for every municipality it covers, so a land team prices the code a plat has to meet, not a guess.

Four maps for every property.

The report renders the same parcel four ways: flood and terrain, utilities, districts and access, zoning and future land use. The constraints that decide a deal, drawn where you can see them, instead of buried in a table.

A two-by-two grid of four KodaLand situation maps for one Leander tract, the same parcel drawn as an unfilled magenta outline in every panel. 'Flood & terrain' over aerial with FEMA special-flood-hazard, floodway and steep-slope shading along the South Fork San Gabriel River; 'Utilities' with CCN water and sewer service areas, water and sewer mains and a treatment plant; 'Districts & access' with the MUD/WCID/SUD boundary and roads; and 'Zoning & future land use' with a zoning district, residential future-land-use and parks-and-open-space along the river over the streets basemap.

The same Leander tract rendered four ways from public GIS. Aerial and boundary layers are public record; the magenta outline is the subject parcel, drawn unfilled so the data underneath reads clean.

Find title problems before you pay for a title search.

KodaLand checks county records for liens, judgments, lawsuits, deed restrictions and easements, then weighs each one by its age and whether a later release exists. A lien from 2003 does not read like one from last month. It reads the index, not every document, so it narrows the title conversation rather than replacing it, and it never calls anything cleared.

A real Williamson County check. The three liens are from 2003 and 2004, and later releases appear in the same records, so they are marked possibly released, not active. What matters here is the deed restriction, which stays with the land no matter how old it is. Names and document numbers are hidden; the document type and year are public record.

The KodaLand title red-flags pre-screen panel. A tally reads Lis pendens 1, Conveyance 1, Deed of trust 3, Other 3, Release 2, Lien 1. The heading reads one active adverse instrument, with one aged or possibly released. Below it a LIS PENDENS card dated 2025 is scored active, and a TRANSFER OF LIEN card dated 1987 carries a possibly released tag. Party names are blurred and no document numbers are shown. Caveats note this is a name-indexed pre-screen, not a title opinion or search.
The assistant

Just ask. Every answer shows where it came from.

The assistant uses the same data as the reports, never the open web. Ask about a property, a deal, or a letter, and it answers from the records, names its sources, and says so when something is missing instead of making up a zero.

While it works, you just see "Thinking." What comes back is a plain answer with its sources.

A real question and answer about a Leander property. No owner name is shown.

The KodaLand Assistant chat drawer. A user asks, in three to four sentences, whether a Leander tract is in the FEMA floodplain and what water and sewer service it has, and to cite the sources. No commands or queries are shown. The assistant's answer states that about 26.7% of the parcel falls within the FEMA Special Flood Hazard Area, citing FEMA National Flood Hazard Layer; that water service is the City of Leander from PUCT water CCN service areas; and that sewer is also the City of Leander from PUCT sewer CCN service areas joined to the parcel, closing that both figures come from the county appraisal district parcel record and PUCT sewer CCN service areas tables via direct query.
Workflow

From map to mailbox.

One flow from start to finish. You never retype the same property into another tool.

Discover

Move around the map and find land worth a look.

Screen

Run the report: slope, utilities, flooding and title.

Track

Flag it and track it on your deal board.

Reach out

Generate the owner letter, send it, log the reply.

The deal is still yours to make.

KodaLand ends where the deal begins. It gets you to the first conversation knowing which questions matter.

A private platform, access by invitation. Sign in if you have it, or ask for it.

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Requests are reviewed personally, usually within a day.