The approval happens
before the prices move.
We ran a repeat-sale analysis on 400,000+ Hillsborough County home transactions and found that grocery anchor approvals show up in public planning records 12-18 months before opening. The approval is the signal. Almost nobody reads those meetings.
What actually happens when an anchor tenant gets approved nearby
I pulled Hillsborough County's full property appraiser database — 1 million residential transactions — and ran a repeat-sale analysis. Every grocery anchor in the county. Three independent time windows spanning 2010 to 2022.
Source: HCPA repeat-sale analysis, 45,108 parcel pairs · 356 OSM grocery anchors · Hillsborough County FL · PlanEdge Research 2026
On a $300,000 home near an approved anchor: +$25,500 in expected premium appreciation vs. a comparable home two miles away. The approval — the moment it's actually knowable — happens at a government meeting most people ignore.
The signal is consistent across a decade of market cycles. We built the pipeline to catch it the same day it happens.
Not every approval signals the same opportunity. Our study found value-format grocers (Aldi, Lidl) entering developing markets averaged +10.7pp — the strongest signal in the dataset. Premium stores (Whole Foods, Trader Joe's) entering underserved markets averaged +5.7pp. Conventional anchors in already-established suburbs showed near-zero alpha.
Every alert includes the anchor type, store class, and signal score. Subscribers see which approvals are leading indicators before a neighborhood tips — and which ones are already priced in.
25 counties monitored across two states
Every planning commission listed below is monitored nightly. When an anchor approval lands, the alert goes out within 24 hours.
Coverage expands continuously. Texas is next — Bexar, Travis, Collin, Tarrant, and Harris counties are queued. Founding members get every new county added at no extra cost.
What the pipeline has been catching
These are real approvals pulled from public planning records — exact brand names from agenda documents and minutes PDFs, with the vote date and market.
Each of these was pulled from public planning PDFs within 24 hours of the vote. The full signal database — 162 approvals across FL and GA — is available on the signal map.
From approval vote to your inbox in under 24 hours
We monitor planning commission meetings nightly
Across 60 jurisdictions in Florida and Georgia — Tampa Bay, South Florida, Miami metro, Atlanta metro, the Space Coast, and more. When a new agenda is posted, we download and process it within hours. Coverage expands continuously.
We extract anchor tenant approvals from the PDFs
National grocery chains don't appear in meeting titles. Their name is buried in staff reports and applicant filings. Our pipeline finds it — Publix, Aldi, Walmart, Kroger, Lidl, and more.
You get an alert within 24 hours of the vote
Location, lead time to opening, historical premium data for that specific area, and a signal map showing the appreciation premium zone around the approval.
What lands in your inbox
This is the exact format. Real data, real structure. The address below is a placeholder — the next approval is the real one.
Follow the research
New counties, new anchor types, and new proximity studies ship regularly. Drop your email and we'll let you know when new research lands or when alerts go live for your market.
No spam. Research updates and market coverage notices only.
Why I built this
I'm a data scientist. My day job involves public infrastructure data and planning documents that nobody outside the industry bothers to read. I got curious about whether planning commission minutes contained signals that real estate investors were missing.
So I tested it. I downloaded a million property transactions from the Hillsborough County Property Appraiser FTP. I mapped every grocery store. I ran a repeat-sale analysis across three independent time windows. The signal was real and it was consistent.
Then I built the pipeline to catch it in real time. PlanEdge is what that became.
Questions? Email info@planedge.io