Modus Land ("the service") is a research tool operated by Joel Panchevre ("we," "us") that organizes public property, utility and road records for land research. By entering a PIN or otherwise using the service you agree to these terms. If you use it for a company, you agree for that company too.
What the service is, and is not
It is a research aid built from public records. It is not a survey, a title report, an appraisal, an engineering study, a utility availability letter, or a legal or tax opinion.
It is not a real estate brokerage and does not represent any buyer, seller or landowner. Nobody operating the service acts as your agent by providing it.
Information is provided "as is" and "as available," without any warranty of accuracy, completeness, fitness for a purpose or non-infringement. Verify anything you rely on with the original source, a licensed surveyor, the utility, a title company and your own advisors before making any decision.
Your responsibilities
You are solely responsible for how you use the information, including any contact you make with property owners and every decision you make about any property.
You will follow every law that applies to you, including the CAN-SPAM Act, the Telephone Consumer Protection Act, Texas Business and Commerce Code Chapter 302 (telephone and text solicitation), Texas real estate licensing law and Texas Real Estate Commission advertising rules, and fair housing law.
You will not use the service to harass, stalk or discriminate against anyone, to send messages to anyone who has asked not to be contacted, or to resell or republish the data in bulk.
Keep your PIN private. Activity under your PIN is your responsibility.
Limitation of liability
To the fullest extent the law allows, neither we nor anyone who helps provide the service is liable for any indirect, incidental, special, consequential or punitive damages, or for lost profits, lost deals or lost data, arising from the service or the information in it. Our total liability for any claim is limited to the amount you paid for the service in the three months before the claim, or $100 if you paid nothing.
Indemnity
You agree to defend and hold harmless the operator and anyone who helps provide the service from claims arising from your use of the service, your outreach to any person, or your breach of these terms or of any law.
Changes, suspension, governing law
We may change the service or these terms, or suspend access, at any time. Continued use after a change means you accept it. These terms are governed by Texas law, and any dispute will be resolved in the state or federal courts in Bexar County, Texas.
Data sources and accuracy
Owners, parcels, acreage, values: 2026 county appraisal district rolls as published by the Texas Geographic Information Office (StratMap Land Parcels). Appraisal records can be out of date and are not proof of ownership or title. Values are appraisal district values, not market prices.
Sewer and water: Certificate of Convenience and Necessity (CCN) service area boundaries published by the Public Utility Commission of Texas. A CCN is a legal service area. It does not mean a sewer or water line exists near a tract, that capacity is available, or that service can be provided. Only the utility can confirm availability.
Roads and cities: Texas Department of Transportation roadway centerlines and city boundaries. "ETJ" areas shown are estimates based on statutory distances by city population, not official ETJ maps.
Distances: straight-line estimates from parcel shapes, not road or legal access.
Utility line data, where added later, comes from records released by utilities under the Texas Public Information Act and may be incomplete, outdated or approximate.
Never rely on this service alone for a purchase, sale, contract, price, feasibility decision or engineering decision.
Outreach rules for anyone using the drafts
Email: send from your real name and address, keep an accurate subject line, include your physical mailing address and a working way to opt out, and honor opt-outs within 10 business days (CAN-SPAM).
Texts: only text an owner who has replied to you, or someone you know personally who gave you their number, only from your own phone, one message at a time. Cold marketing texts are telephone solicitation under Texas Business and Commerce Code Chapter 302 (registration with the Secretary of State and a security deposit) unless you are exempt, so do not send them unless your attorney confirms you are registered or exempt. Never use an autodialer or automated texting.
Calls: check the National Do Not Call Registry before calling any number, keep your own do-not-call list, and confirm with your attorney how Chapter 302 applies to cold calls in your situation.
Licensing: if you are a real estate license holder, identify yourself accurately (sales agent or broker) and include your sponsoring broker's name as TREC rules require. Do not describe yourself as a broker unless you hold a broker license.
Honesty: no false urgency, no misstatements about a buyer, a price, a utility or the property. Do not represent a contract assignment as a sale of the land; Texas law requires written disclosure when selling an interest in a contract.
Stop contacting anyone who asks you to stop, and record it in the app.
Privacy
What we store about users: a login cookie; the statuses, notes and contact details you type into the app; and a usage log of logins, pages viewed, records opened and exports, with the approximate city and device type. We use them to run and improve the service and do not sell them.
Property owner information shown in the service comes from public government records. If you are a property owner and want your listing hidden, email the contact below with the property ID and we will remove it from the service within 10 business days.
Hosting: the service runs on Cloudflare. Standard request logs (IP address, time, page) may be kept by Cloudflare for security.
Security: access is PIN protected and pages are not indexed by search engines. No system is perfectly secure.
Contact
Joel Panchevre · joelmpanchevre@gmail.com · 210.875.6569 · San Antonio, Texas