Foreclosure intelligenceEvery county runs its own clerk site, with its own platform, on its own schedule. Texas NTS handles the entire stack - collection, extraction, validation, and delivery - autonomously, every cycle.
Texas counties don't share infrastructure. Harris County uses one platform. Dallas uses another. Travis runs a third. Smaller counties run legacy systems with no API, no consistent pagination, no standard document delivery, and frequent unannounced changes.
Layer on top of that: notices arrive as scanned PDFs with handwritten metes-and-bounds legal descriptions. Borrower names are inconsistent. Properties get listed multiple times across cycles. By the time a manual aggregator catches up, the 21-day window is already half gone.
Each stage is independent, fault-tolerant, and resumable. Notices are re-read and re-arbitrated several times over the cycle — the system runs entirely without human intervention.
Custom automation agents - one per county clerk platform - run on a scheduled cycle, navigate each site, and download every newly-filed Notice of Trustee's Sale. The dispatch system selects the right automation agent for each county based on the platform it runs.
Each notice is processed by two separate language models with independent prompts and independent output schemas. They don't see each other's output. This deliberate redundancy means a hallucination or transcription error in one model can be caught by the other - no single point of failure in the most error-prone part of the pipeline.
Texas legal descriptions carry raw metes-and-bounds courses - bearings, distances, and turn calls that trace the property's perimeter. Texas NTS extracts every course straight from the document, algorithmically normalizes them into a standard format, then runs a real-time area and closure calculation on the parsed geometry. The computed acreage and closure error get packaged as computational evidence and passed to the arbitrator - so any acreage figure the LLMs read from the text is cross-checked against the geometry the property itself implies.
When the two extraction models disagree on any field - borrower name, property address, sale date, legal description, acreage - a third arbitration model reviews both candidates against the original OCR'd document plus the computational evidence from the geometry pipeline, and picks the correct one. Every arbitration decision is logged with reasoning. The result: a structured audit trail attached to every record, with text-extracted figures cross-checked against deterministic computation.
Each notice doesn't get read just once. As the cycle progresses, the pipeline circles back and re-reads every active notice multiple times - each pass running its own pair of independent extractions and its own arbitration. The canonical record updates on every pass, every disagreement is logged, and confidence climbs as evidence accumulates. By sale day, a typical notice has been read and re-arbitrated many times over.
Foreclosure notices get re-filed, postponed, and re-listed with subtle variations. Texas NTS uses complex proprietary algorithms across borrower names and legal descriptions, with vesting language stripped, to identify when two notices describe the same property. A challenger rule weighted by read count resolves ambiguity. The result: one canonical record per property, with the full filing history attached.
Every notice is normalized into a queryable schema - borrower, property address, parcel ID, legal description, computed polygon area, sale date, trustee, confidence score, audit trail. Self-serve customers work in the Notice Explorer with saved searches and daily email alerts on new matches, plus bulk CSV and structured JSON export. Enterprise customers add direct REST API access and custom webhooks for real-time delivery.
Most platforms treat AI output as authoritative. Texas NTS treats it as a hypothesis. Here's an actual arbitration record from a recent cycle.
Every notice in the Texas NTS database has a record like this attached. When the data is challenged - by an investor, an attorney, or an underwriter - the audit trail is right there.
Texas legal descriptions are written in metes-and-bounds - surveyor's notation describing a property as a series of bearings and distances. Texas NTS parses these descriptions and computes the actual property polygon.
BEGINNING at a 1/2" iron rod found at the SW corner of said tract; THENCE N 04°37'12" E 220.45 ft THENCE N 89°22'48" E 198.30 ft THENCE S 04°37'12" W 220.45 ft THENCE S 89°22'48" W 198.30 ft to the POINT OF BEGINNING, containing 1.003 acres, more or less.
No off-the-shelf agentic platform does this. The bearing-to-azimuth conversion, Shoelace polygon area calculation, and closure ratio confidence scoring run as deterministic computation outside the LLM pipeline - because geometry is too important to leave to a language model.
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