The Hidden Advantage Big Developers Have Over You And Why It's Starting to Change

Written by:

Alejandra Rodriguez

Date:

06 Mar 2026

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If you’ve ever wondered why some developers always seem to build in the right place at the right time, it’s not just about deep pockets or industry connections. The real edge is access to information that, while technically public, is difficult for most people to find or interpret.

Daniel Heller witnessed this dynamic firsthand during her time at a Swiss pension fund. While working with a major developer in Germany, she realized his advantage lay in knowing everyone on the city council. This gave him early notice of zoning changes, new development incentives, and which projects would get approved. “I naturally went, this shouldn’t exist. Why does this exist?” Heller says.

That experience motivated Heller to co-found ReZone, a company that tracked every city council and planning department meeting in the country, making that insider information accessible to anyone. Two weeks ago, ReZone was acquired by Shovels AI, a company that tracks building permits nationwide. This acquisition highlights a growing trend: the information gap that gives large developers an edge is beginning to close, but it hasn’t disappeared.

Common Market Data

Most homebuyers, sellers, and small investors rely on widely available data: recent sale prices, days on market, and mortgage rates. These numbers are easy to find but only reflect what’s already happened – not what’s coming next.

A neighborhood may seem stable, but if the city council has just approved a zoning change that allows five-story apartment buildings where single-family homes used to be, that street could look very different within a few years. Conversely, a new development moratorium could halt construction, limit supply, and push prices higher.

“Washington doesn’t govern real estate, but it’s governed by thousands of small decisions in our local jurisdictions,” Heller says.

How Local Decisions Directly Shape Neighborhoods

The real drivers of neighborhood change are city council votes, planning department approvals, and zoning changes. These decisions dictate what can be built, where, and how quickly. Unless you’re attending city council meetings or hiring someone to monitor them, you’re missing key information.

Here’s why these decisions matter:

• Zoning changes can trigger or stall development. For example, a city might allow taller buildings in exchange for affordable housing, potentially spurring new projects – but only if developers decide the economics work.
• Economic development incentives reveal where cities want growth. Tax breaks, infrastructure upgrades, and faster permitting often signal neighborhoods poised for increased investment.
• Permit approvals show what’s actually happening. A zoning change is just policy until developers pull permits and start construction. By combining city council and permit data, companies like Shovels and ReZone provide a clearer view of real development activity.

When Policy and Reality Don’t Match

Heller’s team often found that zoning changes did not always lead to immediate construction. For instance, a city might adopt a rule allowing taller student housing near a university, but if no one applies for permits, nothing changes.

“You can only really get to that once you know the permit data,” Heller says.

For buyers, this means that a neighborhood expected to boom could remain quiet for years. Sellers may own property in an area that’s about to see a surge in development – but without timely information, it’s easy to miss the window to act.

How You Can Use This Data

Most people don’t have the time to sit through city council meetings or comb through permit databases. Still, there are practical steps anyone can take:

• Buyers should review their city’s planning department website for recent zoning changes or approved developments near a property before making an offer. Multiple permits in the area can signal a coming change.
• Sellers should monitor local zoning updates. If new rules allow more density in your neighborhood, waiting to list could attract developer interest and higher offers.
• Small investors should look for areas where cities are offering development incentives, as these neighborhoods are likely to see new construction and increased demand for rentals or homes.

Why This Information Remains Difficult to Access

Despite companies like ReZone and Shovels making progress, most of this critical data is still buried in city websites, meeting minutes, and complex permit databases. “Public information isn’t necessarily public,” Heller says. “It’s difficult to access most of the time.”

As a result, large developers and well-funded investors still benefit from better information. While new tools are starting to organize and structure this data, the playing field remains uneven.

What This Means for Buyers, Sellers, and Investors

The most important factor shaping your neighborhood’s future isn’t interest rates or recent home prices – it’s local government decisions that rarely make headlines. Companies like ReZone and Shovels are making it easier for regular buyers and investors to track these developments, but for now, insiders still have the advantage.

The best move is to start paying closer attention to what your city council is approving and who is pulling permits in your area. Over time, as more data becomes accessible, those willing to dig deeper will be better positioned to anticipate changes – and act before everyone else.

About the Expert: Daniel Heller is the former CEO and co-founder of ReZone, which tracked city council and planning department decisions nationwide. Shovels AI acquired ReZone in January 2025. Heller previously worked at a Swiss pension fund.

This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.