Geo

Give it a job.
It keeps working.

Geo answers from the public record, screens whole neighborhoods, and keeps watch for you. It asks before anything costs you.

Try Geo free See what it does

Meeting mode

Give Geo a job — type @ to tag a property…

Geo can make mistakes — verify anything you act on

Geo’s screen, rebuilt from the app · Sample: 1247 Pine St is an invented parcel

Every answer shows its work

Likely, yes. SF-3 allows two units by right¹

Zoning

Austin Land Development Code, §25-2-491

Public record · read Sep 12, 2026

Open the record

Figures carry a mark that opens the record behind them, and the day it was read.

What Geo does today.

Signed in, in eight groups. Anything that changes your work or spends a report asks first.

Read the record

Scores any U.S. addressFree
Reads every record on a lotWith the report
Shows the source behind a figureWith the report

Zoning and code

Draws the envelope, where the code is readWith the report
Runs feasibility: units, floor area, heightWith the report

Run the numbers

Pencils the pro-formaWith the report
Models a what-if on the ScoreWith the report
Prices the build in rangesFree

Find and screen land

Screens every lot in an areaAsks firstFree
Stages up to 500 addresses in BulkAsks first
Compares two to five lotsFree

Watch and delegate

Sets up a job, watch or reminderAsks first
Reports on its workFree
Pauses or cancels when you sayFree

Work the map

Moves the map and shows layersFree
Marks findings with numbered pinsFree
Runs the full reportAsks first

Documents

Drafts a memo or deckAsks first
Proposes edits you accept one by oneAsks first
Reads your documentsFree

Memory

Remembers your buy box, with your OKAsks first
Forgets when you askAsks first

Free spends no reportAsks first shows an approval cardWith the report opens with the $99 report

ComingMissions that keep running for daysA second check on every figure in a memo

Go deeper

Geo, in full

Who it is for, the tools behind each answer, and where each one stops.

What to ask it, by role

Investors: Screen, compare and stress-test lots in one conversation. Try: “Compare my two Austin lots and tell me which works under today’s zoning.” The investors playbook
Developers: Feasibility with the buildable envelope: units, floor area, height. Try: “Can I build 3 stories with ground-floor retail here?” The developers playbook
Homeowners: ADU eligibility, additions and plain-English zoning for your own lot. Try: “Can I add an ADU to my backyard?” The homeowners playbook
Analysts: One thread for parcel facts, hazards, comps and zoning, each answer citing its source. Try: “Summarize every risk on this parcel and compare it with my two other lots.”

SourceThe Geo feature page’s roles

The tools it runs

Every answer is put together from real tool runs, and the chat shows each call. These are their actual names, a selection of what Geo can call.

Tool	What it does
`score_address`	Scores any U.S. address through the live engine, the same code path as a report. Pulls FEMA flood, USGS seismic, USDA soil, EPA radon, USFS wildfire and OSM utilities.
`explain_score`	The factor-by-factor breakdown: every sub-score, each with a plain-English note.
`feasibility`	Max units, FAR, height and coverage, plus the Score and the top risk. The envelope opens with the report.
`run_scenario`	What-ifs on edited records, with the Score before and after.
`parcel_details`	Zoning, hazards, lot size and Opportunity Zone. Owner, value, comps and the district’s standards open with the report.
`search_parcels`	Searches your saved properties.
`portfolio_summary`	Signed in: your book’s active deals, total value, average Score, buildable units and at-risk count, with each deal’s stage, Score and top risk.

Until you buy a lot’s report, the envelope, owner, value, comparable sales and the district’s numbers are held back and open with the report ($99). The Score, its factors and the before-and-after Scores stay free.

Sourcelib/geoTools.ts · GEO_TOOLSlib/geoFreeRedact.ts

Where it stops

search_parcels: Searches only your saved properties, by address, city or zoning, each with its Score. It does not search new land; for that, Geo proposes an area screen.
run_scenario: A hypothetical, never a forecast.
Paid deliverables: Chat, the Score and its factors are free. Before anything that costs, such as the full report ($99), Geo states the cost and asks.

Sourcelib/geoTools.tslib/geoVisitor.tslib/pricing.ts · BASE_PRICE

Three what-if levers

Ask “what if the flood risk were mitigated?” and Geo re-runs the same engine on an edited record, as a hypothetical, and returns the Score before and after. There are three levers.

De-flood: FEMA remaps the lot to Zone X.
Utilities: Sewer and water reach the lot.
Hazards: Seismic, wildfire and radon risk are engineered out.

The Scores are free; the change in units opens with the report. The rezoning lever was retired. A rezoning is not modelled, because its numbers come from the new district’s code.

Sourcelib/scenario.ts · LEVERSlib/geoTools.ts · SCENARIO_LEVERS

The Zoning Atlas, in chat

Ask what a lot holds by right and Geo reads its district from the Zoning Atlas: homes, height, floors, floor area and setbacks, each number with the code section it came from. Every number carries one of three labels.

Code: Read from the district’s code, with its section, link, read date and quote.
Derived: Our arithmetic on a cited number, such as floors from a cited height. Geo says so.
Zoning record: The data provider’s record, not yet read from the code. Geo calls it an estimate, every time.

The numbers open with the lot’s report; before that, Geo tells you whether the Atlas has the district. Where the code is not read yet, Geo says so and never fills the gap with a number of its own.

Sourcelib/geoTools.ts · zoning_envelopelib/geoVisitor.ts

The dashboard digest

When you open your dashboard, Geo re-checks the parcels in your book against FEMA and files anything that moved as a digest item. Map revisions re-price deals.

What it watches: Version one watches FEMA flood-zone changes, and nothing else.
How often: At most once every 20 hours, and only when you open your dashboard; no scheduled job runs it. A large book is covered across several days.
Not the same as a watch: A watch you set up in chat, like the flood-map watch above, is its own task, weekly unless you name another schedule.

Sourceapp/api/digest/route.tslib/geoTools.ts · create_task

Where Geo lives

Beside the map. The chat docks beside the map while you explore, so you can ask about a parcel without losing your place.
Across your work. One conversation carries between parcels, reports and your portfolio, so follow-ups keep their context.
On its own page. The full workspace, shown at the top of this page.

Sourcelib/geoPanel.tscomponents/geo

Seven federal agencies behind the Score

The agencies the Score itself stands on. Geo’s other tools and the reports read more federal datasets than these.

Census Geocoding · TIGER boundaries · block groups
FEMA NFHL flood zones · SFHA designations
USGS Seismic hazard · 3DEP terrain and slope
EPA Radon zones · community water systems
USDA SSURGO soils · suitability ratings
USFS Wildfire Hazard Potential
USFWS National Wetlands Inventory

More Geo depth: Secrets and hidden features.

Sourcelib/marketingStats.ts · FEDERAL_AGENCIES

Questions

How it works

Is Geo actually an agent, or a chatbot with canned answers?

A tool-calling agent. It decides which of its tools to run, runs them against the live engine, and answers from their output, with the tool calls shown in the chat.

Does it make things up?

Scores and parcel facts come from tool output, the same engine that builds your report, never the model’s memory. It names the dataset, and when a tool has no data it says so. It can still be wrong, so verify anything you act on.

Can it read my city’s zoning code?

Where we’ve read the city’s code, it quotes the section. Elsewhere it gives the district from the record and says the code isn’t read yet. The numbers and their sections open with the lot’s report; before that, Geo tells you whether the code has been read.

Cost and reach

What does it cost?

Geo costs nothing to ask. Signed out, six questions; signed in, up to three area screens a day, one open at a time. A full report ($99) runs only when you approve it. When a free account’s AI allowance is used up, answers may come from a lighter model.

Where can an area screen run?

Where the county record is complete: Travis (Austin), Maricopa (Phoenix), Cook (Chicago), Harris (Houston), Los Angeles and Salt Lake counties. Elsewhere Geo says so.

Give Geo its first job.

Start with an address. The Score comes first, then ask anything.

Give it a job.It keeps working.