For rental operators under 350 homes
The seller's tax bill is not the bill you will pay.
Bearing Tree is a per-address property-tax lookup, in the browser or by API: it states the property tax a rental house is expected to owe once the county has reacted to your purchase price. Type the address, the price and the closing date; models match the parcel and read the county bill, and you export one row into your Excel model.
38 counties at launch. An address outside them costs nothing.
Objection one
Reassessment is a cost of doing business. We pad the tax line and move on.
A flat pad is quick and errs on the careful side. Nobody on the deal has ever been asked to defend it.
Investors commonly carry the seller's bill into underwriting and miss the reassessment after purchase.
One county commissioner's worked example: a $20,000 bill becomes about $60,000 after a $3M purchase. At a 7% cap rate, over $571,000 of value is gone.
A pad is one number, short where a sale resets the value and long where it does not. Long loses bids. The file reads each county's rule instead:
- Whether a sale resets the value, and on what date.
- The next scheduled reappraisal, where a sale changes nothing.
- Homestead exemptions and caps that end when an owner-occupant sells to a company.
- What cap, if any, covers a house the owner does not occupy.
- The county's own ratio of assessed value to sale price.
The matcher and the reader
One model finds the parcel, one reads the bill. An editor signs every rule.
About one address in five so far escapes exact matching, and bills come in whatever layout a county serves.
Parcel matcher
Embeds the address, legal description and neighboring parcels, then ranks candidate parcels.
Your price plays no part.
Run three addresses freeHeld for review
A match under 0.92, or a bill that misses its printed total, waits for our data reviewer.
Run three addresses freeObjection two
The big funds have a platform for this. We'll use theirs.
Mainstay, by its own release, serves 95% of the 60 largest residential investors, and at that size it is the sensible purchase.
With 70 homes you find no printed price and no sign-up, only a form requesting a 30-minute demo.
Its website's public terms allow personal, non-commercial use and bar automated access. Without a contract, there is nothing to run a pipeline list through.
The big funds are now capped: since July 11, 2026, an investor controlling 350 or more single-family homes may not buy another outside listed exceptions. You still can.
The price, printed
$9 per address. $6 or $4 when you prepay a block.
Spot
$9per address
A few bids a month. Billed at month end, no minimum.
- Tax line file: row, PDF sheet, sources
- Free re-run while under contract
- Pay by card at month end
Block 250
$6per address
A standing pipeline. $1,500 prepaid, valid 12 months.
- Everything in Spot
- Sized for a weekly list: 250 addresses from a PropStream export or your sheet
- Under contract watch list with email alerts
Block 1,000
$4per address
A buy box across counties. $4,000 prepaid, valid 12 months.
- Everything in Block 250
- Sized for a whole buy box: 1,000 addresses, run with your key as JSON
- Priority in the county build queue
- Your first three addresses are free, full files, with no payment card on file.
- County not covered, no parcel match, county paused: no charge.
- Wrong parcel, or a rule that was wrong when issued: credited and re-issued free.
- Blocks refund pro rata within 30 days. Spot has no minimum.
Objection three
We already pay for PropStream and valuation reports. This is a third bill.
Both print their prices and both earn the fee. PropStream runs $99 to $699 a month; HouseCanary's Pro plan is $79 a month for 15 custom valuation reports.
You bought them for records, comps and valuations. The tax line after the sale is still a cell someone types.
On Spot you are billed at month end for addresses delivered, and a month without bids costs nothing.
For scale: HouseCanary charges $7 to $12 for a report beyond the plan, and PropStream $5 for one deed document.
- $9 buys a matched parcel, a signed county rule, certified rates, the arithmetic and the source documents.
- Never billed: accounts, users, list uploads, county requests, or re-runs of a house under contract, up to 120 days.
- Screen 400 addresses a month and a flat plan would cost you less. We do not sell one.
Not a brokerage
Bearing Tree fills the tax cell and leaves the rest of your model to you.
Mainstay holds brokerage licenses in 28 states and DC. If you want the purchase itself handled, book its demo. We hold no license and take no part in a transaction.
The file, on screen
What you see between typing an address and pasting the row
Figures in these pictures are illustrative, drawn for one Jacksonville address. They are not a county's certified numbers.
Tax line
The seller's bill beside yours after reassessment, with the working.
List
Your pipeline, each row Ready, In review or County not covered.
County page
The signed rule, five plain sentences and the editor's name.
Under contract
A free re-run if rates or rules change before closing.
38 counties at launch
We answer for 38 counties and say nothing about the rest.
A national model would return a number for any address. A confident wrong number in one cell is the error you came here to remove.
A county joins the list when a named editor signs its rule and its bill reader passes on 200 sampled parcels.
The 38 sit around Dallas, Jacksonville, Nashville, Phoenix and Cincinnati. Any other address returns County not covered and costs nothing.
Houses in an uncovered county get nothing from us, and a national tool's map will look fuller.
Check us against a bill already in your drawer.
Leave your name, work email and company, and we send the sign-in. Start with houses you bought in the last two years: the reassessed bill exists, and the file either matches it or does not.
We reply within one business day.
- ✓ The three files are identical to paid ones.
- ✓ After that, $9 an address.
- ✓ Every file assumes you will not live in the house.
- ✓ A county off the list can be requested, at no charge.
- ✓ Sign in with an emailed link, or with your company's Azure AD.