API
Search and case-level records, for products that query as users ask.
The dataset
You already have the maps. This is the record.
Parcels, floodplain, soils and zoning were structured years ago. The governance record, the meetings, votes and conditions that decide whether a deal lives, never was. It is narrative text, written differently in every town, for a reader who already knows the local conventions. Standardising it is the hard work, and it is the work we have done.
What moves a market shows up in a meeting first.
Your customers already see what is allowed and what has been permitted. What moves both shows up earlier, in a meeting: a rezoning in front of the planning commission, a moratorium floated at a work session, an impact fee argued over at budget time, typically six to eighteen months before it reaches permit data.
A platform that holds only the physical record is showing its users where things stood, not where they are going.
“Parcel data tells you what you can build. It doesn't tell you what the town will actually let you build, and that's the part that kills deals.”
Charlie Yokley, AICP, founder, KnowToYes. Quoted in BriefGlance, July 2026.
What is in a record
| Field | What it holds |
|---|---|
| Municipality and board | Meeting type and meeting date, with a link back to the source document or recording |
| Case | Case number, development name and applicant, matched across every meeting where the case came up |
| Speakers | Elected officials, staff, applicants and their representatives, and public commenters, with their roles |
| Topic | Rezoning, subdivision, variance, annexation, site plan, special use and more |
| Action | Approved, denied, continued, tabled or withdrawn, with vote counts where the record gives them |
| Signal and quality | How much the record matters to development, and a score that keeps roll calls, pledges and proclamations out of your results |
Source: KnowToYes record schema, as of 18 September 2026.
Where it comes from
City councils, planning commissions and boards, boards of adjustment, zoning boards and work sessions. We collect from municipal websites, agenda portals, document servers and video channels. Written records go through text extraction and OCR. Audio and video go through speech-to-text with speaker separation, because a lot of towns publish a recording and nothing else.
Coverage runs across the growth metros of Texas, North Carolina, South Carolina, Florida, Tennessee and Utah, and grows every month. The coverage list shows every municipality in the record today.
Monitoring tells you something was said. This tells you what was decided.
Most tools in this category stop at a transcript and a keyword match. We deliver the structured record: who decided, on what terms, by what vote, and how it compares to every similar case in the same town and the next one over. That is the difference between a clipping service and something you can put in a model.
A council meeting covers every function of local government, so the same corpus holds contract awards, infrastructure and utility capacity, school construction, budgets and fee changes. New questions take a new extraction pass over data we already hold, not a new collection effort.
Access
Bulk feeds
For platforms that want the layer inside their own product.
MCP server
So research agents can query the record directly.
Data access is arranged per partner. The fastest way to judge it is on ground you already know. Name one market your customers care about, and we will pull the last two years of that board's decisions and walk your team through them on a 30-minute call.