Table of Contents
Why Status Matters
Development activity exists across a wide spectrum of certainty. A project that has been publicly discussed but not yet filed is fundamentally different from one that has received all necessary approvals and broken ground. Treating them as equivalent — or failing to distinguish between them — is one of the most common errors in property research.
Status tells you where a project is in its lifecycle and, by extension, how much weight to give it in your analysis. A permitted project under active construction is a near-certainty. A conceptual project is a possibility. The difference matters enormously for any research that depends on understanding what an area is becoming.
The following definitions describe each status stage, what it means, and how to interpret it in the context of property research.
Conceptual
A project has been publicly discussed, announced, or reported in local media but has not been formally filed with any planning or permitting authority. Conceptual projects exist only as ideas or intentions.
What This Means for Research
- No formal application has been submitted.
- The project may be significantly modified or abandoned before filing.
- No public record exists beyond news coverage or developer announcements.
- Treat conceptual projects as possibilities, not probabilities.
Example
A developer announces plans to build a mixed-use tower at a specific site. No application has been filed with the city.
Proposed / Filed
A formal application has been submitted to a planning or permitting authority — a rezoning request, site plan application, development case, or building permit application. The project is real in the sense that someone has committed resources to pursue it.
What This Means for Research
- A public record now exists and can be verified.
- The project has not been approved and may be modified, denied, or withdrawn.
- The applicant has invested in the application process, which increases the likelihood of follow-through compared to conceptual stage.
- Review the application details to understand the project type, scale, and proposed use.
Example
A developer files a rezoning application with the city planning department to allow a 200-unit apartment complex on a parcel currently zoned for commercial use.
Under Review
The application is being actively evaluated by planning staff, a planning commission, or other review bodies. Public hearings may be scheduled. The outcome is still uncertain.
What This Means for Research
- Staff reports and hearing schedules may be publicly available.
- Community opposition or staff recommendations can significantly affect the outcome.
- The project may be approved as filed, approved with conditions, continued for further review, or denied.
- Monitor hearing schedules for updates.
Example
The rezoning application is scheduled for a planning commission hearing. Staff has published a report recommending approval with conditions.
Approved
The project has received the necessary entitlements — rezoning approval, site plan approval, conditional use permit, or other required authorizations. This is a meaningful milestone, but it does not guarantee that the project will proceed to construction.
What This Means for Research
- Approvals can expire if the developer does not act within the required timeframe.
- Approved projects may be redesigned, scaled back, or sold to a different developer.
- Market conditions may change between approval and construction, causing delays or cancellations.
- An approved project is more likely to be built than a proposed one — but it is not certain.
Example
The planning commission approves the rezoning. The developer now has the entitlement to build the apartment complex, subject to obtaining building permits.
Funded
Primarily applicable to public infrastructure projects. Funding has been secured through a capital improvement program, bond, federal grant, or other mechanism. Funded projects are significantly more likely to proceed than unfunded ones.
What This Means for Research
- Funding commitment is a strong signal of intent to proceed.
- Timelines may still shift — funded projects are frequently delayed.
- The scope of a funded project may change as design progresses.
- For private development, "funded" may refer to construction financing being secured.
Example
A transit agency secures federal funding for a new light rail station. The project is now funded and in the design phase.
Permitted
A building permit has been issued by the local building department. The project is legally authorized to begin construction. This is one of the highest-certainty signals that a project is actively moving forward.
What This Means for Research
- The project has cleared all required reviews and is authorized to build.
- Permits can expire if work does not begin within the required timeframe.
- A permit issuance does not guarantee that construction will be completed.
- Check for active inspection records to confirm that work has actually begun.
Example
The developer obtains a building permit for the apartment complex. Foundation work begins within 30 days.
Under Construction
Active construction is underway, confirmed by permit inspection records, observable site activity, or other verification. The project is proceeding.
What This Means for Research
- This is the highest-certainty stage short of completion.
- Construction can still be halted by financing issues, contractor problems, or other factors — but this is uncommon once work is underway.
- Note the estimated completion date if available.
- Consider the construction period impacts on nearby properties — noise, traffic, access disruption.
Example
Foundation work is complete and vertical construction has begun on the apartment complex. Inspection records confirm active progress.
Completed
Construction is finished. For new buildings, a certificate of occupancy has been issued, authorizing the building to be occupied. The project is now part of the existing built environment.
What This Means for Research
- The project is complete and its impacts on the surrounding area are now realized.
- Completed projects contribute to the existing supply of space in the market.
- Review completed projects to understand what has already changed in an area.
Example
The apartment complex receives its certificate of occupancy. The building is now occupied and contributing to the neighborhood.
Cancelled
The project was withdrawn by the applicant, denied by the reviewing authority, or abandoned after filing. The project will not proceed in its filed form.
What This Means for Research
- A cancelled project removes a previously anticipated supply addition from the pipeline.
- The underlying site may be resubmitted with a different project in the future.
- Understand why a project was cancelled — denial for policy reasons is different from withdrawal due to market conditions.
- A pattern of cancelled projects in an area may signal regulatory resistance to certain types of development.
Example
The developer withdraws the rezoning application after the planning commission indicates it will not be approved. The site remains in its current use.
Using Statuses in Research
When evaluating development activity near a subject property, always identify the status of each project and weight it accordingly. A useful mental model is to think of status as a probability filter:
- Conceptual / Proposed: Acknowledge the activity but do not rely on it. Note it as a possibility and monitor for updates.
- Under Review / Approved: Give meaningful weight, but account for the possibility that the project may be modified, delayed, or cancelled. Note the approval date and check whether it has expired.
- Funded / Permitted: Give significant weight. These are high-certainty signals that a project is actively moving forward.
- Under Construction: Treat as near-certain. Note the estimated completion date and consider construction-period impacts.
- Completed: The project is part of the existing environment. Its impacts are realized.
- Cancelled: Remove from the active pipeline. Note the reason if available.
Always verify the current status of any project you are relying on in your research. Development status changes frequently, and data that was accurate when last verified may have changed since.
Key Takeaways
- 1Status is the most important factor in determining how much weight to give a development project in your research.
- 2Conceptual and proposed projects carry very low certainty — never treat them as guaranteed.
- 3Permitted and under-construction projects carry high certainty — they are actively moving forward.
- 4Approved projects are meaningful milestones, but approvals can expire and projects can be cancelled.
- 5Funded public infrastructure projects are significantly more likely to proceed than unfunded ones.
- 6Always verify current status — development activity changes frequently.
Related Landexar Features
Track Development Status on Landexar
Landexar displays development project status clearly — from filed applications through completed construction — with source data and verification dates so you always know the basis for what you are seeing.
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