The decision the agenda never shows
The recommendation is not the vote.
We read every council and commission meeting and pull out what the room actually decided: the vote split, the conditions attached, and how requests like yours fared. Type a place and see the record.
Showing San Antonio, TX. Type your city or county.
How this board rules when staff says no
San Antonio, TX overrides a staff denial 95% of the time.
The full verdict, refreshed every hearing, is the San Antonio, TX subscription.
Rezoning at 1115 East Euclid Avenue: staff recommended denial, the board approved it passed.
Tracking this board on the record. We hold a rate until a category clears 5 decided cases.
We email you the moment it is decided. No credit card.
Get the Decision Record for this deal
An analyst-reviewed report: the vote and conditions, how this application moved through its hearings, and how comparable requests fared in this county.
Reviewed by a person before delivery, typically within one business day. Included with Pro (3/month) for subscribed counties.
Not the board's average. Your request.
How this board rules on a request like yours.
The headline rate is the board's overall mood. You don't underwrite the board, you underwrite your request. Here is San Antonio by request type, with the count shown.
| Request type | Decided | Approved | Staff “no” overridden |
|---|---|---|---|
| Use permit | 25 | 88% | 100% of 12 |
| Rezoning | 14 | 93% | 80% of 5 |
| Plan amendment | 8 | 88% | 100% of 4, directional |
The full breakdown by request type, refreshed every hearing, is the Verdict for your board. See the San Antonio record →
Whatever brought you here
Find out what the room actually decided.
Know if a deal clears the board
See how this board votes on requests like yours, what conditions it attaches, and which cases died after a clean staff recommendation. Underwrite on the record, not the ribbon-cutting.
Follow a project Investment firmOne project, or one whole market
Track a single rezoning through every hearing, or watch an entire county. We tell you the next hearing date and how the last one went, so you never miss the window that decides the deal.
Follow a market Broker / advisorWalk into the pitch already knowing
Know what this board just approved, denied, and the conditions it attached across the submarket. When a client asks what is happening here, you have the record, not a guess.
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How the record is made
We capture the decision, not just the mention.
For every rezoning, variance, and PUD we pull the outcome, the vote split, who moved and seconded it where the minutes say so, and the conditions attached, with a timestamp link to hear it said in the room. You can search what the board decided the way you would search a court docket.
Latest on the record
Recent land-use decisions, pulled as they happen.
The most recent land-use decisions on the record, each linking to that county. Live, not a highlight reel.
Last month, ZoneWire analyzed 3288+ council meetings across 134 counties - extracting rezoning decisions, variance rulings, and development activity hours after the gavel dropped.
On the record
Real decisions, from the public record.
Every story below is built from the actual council and commission votes ZoneWire analyzed. Here is what the record showed.
Two rezonings, opposite outcomes
One developer turned farmland into 57 townhomes. Another lost about $4,957 in county fees on a request the board had already rejected three times.
Read the Orange County breakdown Hanover County, VARecommended 6-1, denied 4-3
A 427-acre data center cleared the Planning Commission and still lost at the elected board. Water was the kill switch, and the recommendation was not the vote.
Read the Hanover County breakdown St. Lucie County, FLA 1,000-job plant, and two clawed-back tax breaks
The county approved a window plant, then revoked incentives from two firms that missed their job targets weeks later. Incentives here are contingent, not banked.
Read the St. Lucie breakdownWhere it sits
CoStar maps the parcel. Shovels counts the permits.
Neither was in the room.
| The layer | ZoneWire | CoStar + brokers | Shovels |
|---|---|---|---|
| The vote tally and conditions | On 85% of decisions | Not provided | Not provided |
| How this board will likely vote | Base rate, held until 5 decided | Not provided | Not provided |
| How a staff "no" actually rules (the flip) | Council overrode 95% of staff denials (SA, 20 of 21) | Not provided | Not provided |
Honesty is the moat
The box shows only what the record backs.
A tool you do not have to double-check is a tool that disappears into habit. It is also the one thing a black-box competitor cannot copy.
What we have
- The outcome and vote split on 85% of decisions, with a click to the moment it was said
- Conditions attached, and who moved and seconded where the minutes name them
- Base rates by request type, denominator shown, held until 5 cases decided
What we do not
- Parcel zoning geometry. The free county GIS already draws it
- Legal advice on your specific deal. We give you the record, your counsel makes the call
- A prediction of how a future board will vote. We show how they ruled before, on the record
Free Zoning Resources
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Meeting Archive
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Proposed and approved data centers by county and developer.
Frequently Asked Questions
ZoneWire monitors 134+ jurisdictions across 50 states, spanning major metros like Miami-Dade County, Maricopa County, Clark County, Chicago, Dallas, and San Francisco. Browse the full list on our homepage or state pages. New counties are added based on subscriber demand.
Alerts are typically delivered within hours of a meeting concluding, depending on when the recording becomes publicly available.
ZoneWire detects 23+ zoning keywords including rezoning, variances, PUDs (Planned Unit Developments), annexations, conditional use permits, comprehensive plan amendments, development agreements, and overlay district changes.
Yes. Each market is a separate subscription at $129/month. You can subscribe to as many markets as you need and manage them all from a single dashboard.
A single county can hold 6-10 zoning-related meetings per month, each lasting 2-5 hours. ZoneWire reads every session, surfaces only the zoning-relevant portions, and delivers alerts within hours. Matching that coverage manually would require a dedicated analyst per county.
The trial includes full platform access: meeting monitoring, automated transcription, zoning keyword detection, email alerts, dashboard access, and the complete historical archive for your selected counties. No charge during the trial period.
You can get just one. A Decision Record is a one-time $39 dossier for a single request: how the board ruled on the decisions most like it, the conditions they attached, and the staff-recommendation-vs-vote flip, cited to the hearing. ZoneWire Pro ($129/month per market) is for tracking a whole market over time. Most people start with one record.
The next rezoning vote won't wait for you
Get the verdict for your market. Free to start, no card.
Built from public meeting records: we monitor the agendas, transcribe the hearings, and extract every land-use decision.