Public property records are full of traps that cost commercial brokers real money, and nobody counts how often they fire. We do, one market at a time, from the county's own certified roll. Every figure carries its source file, the date it was counted, and a script that reproduces it.
By Chris Klebl, Sterling Digital Partners. Follow by RSS.
Disclosure: Sterling Digital Partners also makes Glove. The first five packets are free. Paid plans are coming; contact us if you need more now. This research is free, uses only public records, and every figure can be checked without Glove.
929 / 929Berry Hill parcels carrying a Nashville address
43,132parcels invisible to an exact-match tax district filter
0 of 235quadplexes assessed as residential property
Counted across all 287,112 Davidson County parcels. Six cities never joined the consolidated metro government, and in two of them the address never once names the government — while Tennessee’s constitution turns a duplex commercial the moment both halves are rented.
Metro Nashville parcel service · counted 20 September 2026
Field study No. 05 · Charleston Tri-County, South Carolina
44.3%below market, for Berkeley commercial property not sold since 2011
0.0%for commercial property sold since 2022 — taxed on the full amount
7.0%of recent commercial buyers show the 25% transfer exemption
Counted across all three tri-county records — 395,283 parcels on three unrelated CAMA systems. The gradient reproduces in two counties. The third, and largest, publishes no taxable value at all.
Three county parcel services · counted 20 September 2026
35.1%of commercial accounts lie outside every city’s property-tax jurisdiction
$86.1bnof commercial value outside every city limit
8.58taxing jurisdictions on the average commercial property
Counted across 71,276 commercial and industrial accounts and 1,078 taxing districts. Texas publishes no sale prices, so this one is built on jurisdiction — and the county’s own archives turn out not to be archives.
1.53×median sale price against the county’s market value
23.9%of commercial parcels are not in Charlotte
Counted across 413,351 parcels, 20,794 of them commercial, from the county’s own bulk records — and the first market outside Florida, which is what tests whether any of this travels.
County bulk tables dated 14–15 Sep 2026 · counted 20 September 2026
44.5%of recorded commercial sales are not qualified as arm's-length
66.8%of commercial Sarasota addresses are not in the city
$1.58bngap between just and assessed value
Counted across 304,544 live Sarasota parcels — 10,934 of them commercial or industrial — and 236,531 in Manatee, 7,277 of them commercial or industrial. Published with the counts as a CC-BY dataset and the Python that produces them.
Sarasota roll 18 Sep 2026 · Manatee roll 20 Sep 2026
One property can have several tax districts.
Harris County averages 8.58 taxing jurisdictions per commercial account. See the counted jurisdictions across seven markets, with the underlying data and source dates.
Glove covers 14 metros and six are now counted: Sarasota–Bradenton, Miami, Charlotte, Houston, Charleston and Nashville. The same counts are computable in every market and we are working through the rest. There is no schedule attached to this, and no study exists until it is published.
A note on the dates, because a reader checking them deserves one: the first five studies were counted and published together, on 19 and 20 September 2026, rather than one a month across a year. The numbering is the order they were built in, not a publication cadence. Studies from No. 06 onward land on their own dates, and every figure in every study carries the date it was counted regardless.
