Municipal Monitoring

What you get

The intelligence is in the surface area.

A single Municipal Monitoring brief covers one jurisdiction's substantive land-use activity over your chosen window. Cluster three munis or thirty: we deliver the same depth, same format, same factual standard.

Every land-use action, classified

Rezonings, annexations, comp plan amendments, ordinance changes, subdivisions, special use permits, variances, moratoria, impact fees. We don't miss the buried items.

Specifics you can act on

Case numbers, applicants, parcel IDs, addresses, acreage, vote counts, conditions, opposition, key staff. Attorney-readable. Cite-able.

Dry, factual, no fluff

We don't write opinion or recommend strategy; that's a different product. Briefs report what happened. You decide what it means for your project.

How it works

From "what just happened?" to a brief on your desk.

Pick your munis

Choose any of 200+ jurisdictions across 24 states. Need a market we don't yet cover? Add-Your-Muni onboarding adds it to the catalog.

Choose cadence

Watch tier delivers monthly. Track tier delivers on demand; request a brief when you need one. Enterprise covers unlimited munis on custom cadence.

We extract & classify

Our pipeline pulls audio transcripts, agendas, and minutes. Classifies every land-use action. Surfaces what matters with case-level specifics.

Brief lands in 24 hours

Structured HTML/PDF brief in your inbox. Most one-off briefs delivered next morning. Subscriptions on schedule.

Pricing

Pick the tier that matches your portfolio.

Every tier covers any jurisdiction in our 200+ muni catalog. You can swap out munis as your portfolio changes.

Watch

$100/month per muni

Monthly recurring brief · billed monthly

1 jurisdiction (any of 200+)
Monthly cadence
Full brief: rezonings, ordinances, fees, variances
HTML + PDF delivery
Swap munis quarterly at no charge

Track

$350/month for 3 munis

On-demand briefs · billed monthly

Up to 3 jurisdictions (any of 200+)
On-demand: request a brief whenever you need one
~24-hour turnaround on each request
Full brief depth, same format
Swap munis monthly at no charge

Enterprise

Custom

Unlimited scope · custom cadence · billed by SOW

Unlimited jurisdictions including new additions
Weekly or custom cadence
Add-Your-Muni onboarding included
Multi-user access & portfolio dashboards
Quarterly portfolio review with the team

One-Off Brief

$750–$3,500 per brief

Single delivery · billed per engagement

1 to N jurisdictions, custom window
~24-hour turnaround on most jobs
Ideal for due diligence, market entry, board prep
Optional expert-witness backup format
No subscription required

Add-Your-Muni

Need coverage in a jurisdiction we don't yet index? We onboard new munis on request. Once added, the muni behaves like any other in the catalog and is covered under your tier.

$1,000 one-time onboarding · plus your tier subscription

Sample briefs

See exactly what you get.

We've published sample briefs across our catalog as visible proof of the format, depth, and editorial standard. Real cases, real votes, real specifics. The samples below show what you'd receive on day one of a subscription.

Wake Forest, NC 12 meetings · Jan 1 – Apr 23
Holly Springs, NC Recent BOC + Planning
Pasco County, FL High-volume jurisdiction
Cedar Park, TX DFW exurban growth
Orlando, FL Major metro coverage

For a fresh sample brief on a specific jurisdiction in your portfolio, contact us and we'll send one over.

Sample Brief Preview

Wake Forest Council Update

April 23, 2026 · Covers 12 meetings · January 1 – April 23, 2026

1. Joyner Property Master Plan Variances & Determination Appeal

Mungo Homes brought two variance requests and an appeal of Planning Director Determination #11 on the Joyner Property (PINs 1841091336 & 1831895139). Master plan SD-24-04 has been through five rounds of staff review since December 2024…

2. Fire Station 6 Contract Approved: $18.55M

Board authorized Town Manager to execute contract with Edifice. $17,230,686 for construction plus $1,323,221 for the Training Burn Tower. GMP locked December 29, 2025…

3. Davis Family Dentistry Rezoning (RZ-25-02) Moves Through Public Hearing

0.46 acres at 810 & 814 S. Main Street. Rezone from GR-3 + RC-WMA to NB + RC-WMA. At the Apr 21 hearing, Commissioner Wright pushed back on the breadth of permitted NB uses…

+ 4 more items in full brief

Coverage

200+ municipalities across 24 states.

Subscribers pick from any covered jurisdiction. Need a muni outside the catalog? Add-Your-Muni onboards it for $1,000.

200+

Munis

States

62.5K+

Meetings indexed

2.29M

Records classified

See full coverage map (24 states)

Alabama (2)

Athens, Foley

Arkansas (1)

Centerton

Arizona (12)

Buckeye, Casa Grande, Chandler, Coolidge, Eloy, Gilbert, Goodyear, Maricopa, Phoenix, Pinal County, Queen Creek, Surprise

California (7)

Anaheim, Huntington Beach, Irvine, Laguna Niguel, Lathrop, Newport Beach, Santa Ana

Colorado (4)

Denver, Erie, Johnstown, Windsor

Connecticut (1)

Mansfield

Florida (23)

Auburndale, Cape Coral, Clearwater, Davenport, Daytona Beach, DeLand, Groveland, Haines City, Hillsborough County, Jacksonville, Leesburg, Minneola, North Port, Orlando, Palm Coast, Pasco County, Pinellas County, Port St. Lucie, St. Cloud, St. Petersburg, Tampa, Wildwood, Zephyrhills

Georgia (10)

Atlanta, Canton, Douglasville, Fulton County, Gwinnett County, Holly Springs (GA), Pooler, Savannah, Sugar Hill, Woodstock

Idaho (4)

Boise, Caldwell, Kuna, Star

Illinois (2)

Chicago, Yorkville

Indiana (2)

Indianapolis, Westfield

Iowa (2)

Des Moines, Waukee

Louisiana (3)

Baton Rouge, Hammond, Youngsville

Montana (1)

Kalispell

North Carolina (28)

Apex, Cary, Charlotte, Clayton, Cornelius, Durham, Franklin County, Fuquay-Varina, Garner, Goldsboro, Harnett County, Holly Springs, Huntersville, Indian Trail, Johnston County, Knightdale, Leland, Matthews, Monroe, Morrisville, Raleigh, Rolesville, Smithfield, Wake County, Wake Forest, Waxhaw, Wendell, Zebulon

New York (3)

New York City, Orange County, Poughkeepsie

Oklahoma (2)

Mustang, Oklahoma City

Oregon (2)

Portland, Redmond

Pennsylvania (2)

Philadelphia, West Chester

South Carolina (10)

Bluffton, Conway, Easley, Fort Mill, Greer, Horry County, Mauldin, Moncks Corner, Myrtle Beach, Simpsonville

Tennessee (6)

Gallatin, Lebanon, Mt. Juliet, Nashville, Smyrna, Spring Hill

Texas (59)

Alton, Alvin, Anna, Austin, Boerne, Buda, Cedar Park, Celina, Cleburne, Conroe, Corinth, Dallas, Denton, Ennis, Fate, Forney, Fort Bend County, Fort Worth, Frisco, Fulshear, Georgetown, Glenn Heights, Greenville, Harris County, Houston, Hutto, Iowa Colony, Katy, Kyle, League City, Leander, Lewisville, Little Elm, Manor, Manvel, McKinney, Melissa, Midlothian, Missouri City, New Braunfels, Pearland, Pflugerville, Princeton, Prosper, Red Oak, Rockwall, Rosenberg, Round Rock, Rowlett, Royse City, Sachse, San Antonio, San Marcos, Seguin, Taylor, Terrell, Texas City, Waxahachie, Weatherford

Utah (11)

American Fork, Eagle Mountain, Hurricane, Lehi, Ogden, Provo, Santaquin, Saratoga Springs, Syracuse, Washington, West Haven

Washington (3)

Port Orchard, Seattle, Tacoma

Who it's for

Built for the teams who can't afford to miss a hearing.

National & regional builders

Track competitor filings. Watch the boards in your active markets. Decide which jurisdictions to enter, and which to wait on.

Recommended Track tier ($350/month, 3 munis on demand) or Enterprise.

Civil engineering firms

Stay current on TRC outcomes for your client portfolio. Brief partners and clients with structured intelligence, not Google alerts.

Recommended Track or Enterprise (firm-wide license).

Land use attorneys

Track precedent across your practice's markets. Cite-able specifics for case strategy, hearing prep, and client briefings.

Recommended Track or Enterprise.

Single-market developers & landowners

Watch the one jurisdiction that matters to you. Catch the ordinance change that affects your property six months before your neighbors do.

Recommended Watch tier ($100/month per muni).

National acquisition teams & REITs

One-off market-entry briefs before deal commitment. Subscription coverage on entered markets. Expert-witness format on demand.

Recommended One-off briefs + Enterprise after entry.

Municipal staff & peer-jurisdiction analysts

See peer-jurisdiction approvals, denials, and ordinance changes. Benchmark your code against neighboring munis without manually combing minutes.

Recommended Track or Enterprise (institutional pricing).

FAQ

Common questions.

How is this different from a YES Strategy Report?

A Strategy Report is project-specific analysis: zoning feasibility, political risk, recommended approach for a single deal. Municipal Monitoring is the opposite: recurring factual coverage of jurisdictions, with no opinion or recommendation. Many clients use both: Municipal Monitoring keeps them current on markets; a Strategy Report deep-dives a specific deal.

What's actually IN a brief?

Each item in a brief includes: case number, applicant, parcel ID(s) and address(es), acreage, zoning request, vote count and conditions, opposition signals, and key staff. We cluster related chunks across multiple meetings (first reading + public hearing + adoption) into single items. Briefs are HTML/PDF, attorney-readable, dry. We don't write what it means; that's not the product.

How fast is a one-off brief, really?

Most one-off briefs ship within ~24 hours of order. The pipeline is automated: pulling source records, extracting actions, classifying, and assembling the brief takes about 10 minutes per muni once the request is in. The remaining time is QA and delivery formatting. Need it faster than next morning? Ask; we can usually accommodate same-day on a single muni.

Can I swap munis on my subscription?

Yes. Watch tier subscribers can swap munis quarterly. Track tier subscribers can swap monthly. Enterprise has no swap restrictions. Add-Your-Muni jurisdictions stay in your subscription as long as you're active.

What if I want a muni you don't currently cover?

Add-Your-Muni: $1,000 one-time onboarding fee adds a new jurisdiction to the catalog. Once onboarded, it behaves like any catalog muni: covered under your tier subscription, available for one-off briefs, etc. Onboarding typically takes 1–2 weeks depending on data availability.

Do you cover planning board and special-purpose meetings, or just council?

All of them. Council, planning board, historic preservation, parks & rec, and special-purpose bodies that touch land use. Briefs flag the meeting type for each item.

How do I cancel?

Subscriptions are month-to-month. Cancel anytime by emailing charlie@know-to-yes.com. Your final brief ships through the end of your paid period; no proration on cancellation.

What format do briefs arrive in?

HTML link + PDF attachment by default. Enterprise tier can request CSV or JSON export of structured fields (case numbers, votes, conditions) for ingestion into your own systems.

Know what your municipalities just did, before it shows up in the news.