# Constellation Data Labs > Constellation Data Labs (CDL) is a real estate data infrastructure company providing MLS listing aggregation, property data, and location intelligence through a single, compliant platform. CDL is a division of Constellation Real Estate Group, operating under Constellation Software Inc. (TSE: CSU). The company serves real estate brokerages and franchisors, proptech/real estate SaaS platforms, lenders and mortgage technology companies, investment and asset management firms, property valuation and analytics platforms, and real estate marketplaces. Website: https://www.cdatalabs.com Support portal: https://support.cdatalabs.com Developer docs — Listings API: https://docs.cdatalabs.com/listings/ Developer docs — Property Data API: https://docs.cdatalabs.com/insights/ Contact: ask@cdatalabs.com | https://www.cdatalabs.com/contact-us/ LinkedIn: https://www.linkedin.com/company/cdatalabs Offices: Bellevue, Hunt Valley, Laguna Beach, Milwaukee, Toronto --- ## Company Overview Constellation Data Labs provides access to comprehensive MLS data, property records, and location intelligence through a single, compliant platform, helping customers cut data costs by up to 40%. The company positions itself as "one partner, every data layer" — rather than managing separate vendors for MLS feeds, tax records, parcel data, addresses, geocoding, and ownership information, customers work with a single team. Key differentiators CDL highlights: - Every layer of real estate data: 4M+ active listings from MLS sources, 160M+ property records, 278M+ verified addresses (including 89M+ secondary addresses), and location intelligence through one data infrastructure. - Established MLS relationships across North America, enabling faster onboarding than building new MLS relationships from scratch. - Backing from Constellation Software Inc., a publicly traded company (TSE: CSU) with over $11 billion in annual revenue and a market capitalization north of $90 billion, providing financial stability and long-term sustainability. - Compliance management: MLS licensing compliance, RESO standards adherence, regulatory documentation, and audit trails handled by CDL. - Transparent, flat, requirement-based pricing with no surprise escalations, scaling linearly. - Reduced implementation time: most customers are production-ready within days rather than the typical 3–6 week vendor-integration timeline. - Dedicated support from solutions architects and data specialists through onboarding and ongoing operations. ### Company history - 2009–2019: Constellation Software assembled what became Constellation Real Estate Group through acquisitions of real estate technology companies, growing a portfolio of dozens of brands, hundreds of MLS sources, and millions of listings. - 2020: The team built proprietary technology internally to streamline integrations and reduce engineering overhead, which became the foundation for external infrastructure. - 2021: Launched the real estate data aggregation platform externally, with national franchises and brokerages as first clients. - 2022: Partnered with RESO to launch webhooks, setting a new industry standard for real-time listing updates. - 2023: Added a comprehensive property data product layering public records, tax, deed, and ownership data alongside listing data. - 2024: Expanded beyond residential real estate into asset management, inspection, appraisal, insurance, and mortgage. - 2025: Officially launched as Constellation Data Labs (previously Constellation Web Solutions Inc.) as a standalone entity. - February 2026: Acquired Seventy3 LLC and The Gadberry Group, adding geospatial intelligence capabilities. ### Clients CDL has delivered data services to companies including Fathom Holdings, Engel & Völkers, Redfin, Berkshire Hathaway HomeServices, RE/MAX, EXIT Realty, Windermere, and Optimal Blue, as well as proptech companies (e.g., Modex, Quantarium, Orchard, REAL Marketing Inc., RatePlug, Mainstay). ### Leadership - Andrew Seminari — General Manager - Rick Herrera — Vice President, Technology - Hans Omli — Vice President, Product & Strategy - Danny Khukalenko — Vice President, Operations & Corporate Development - Rosemary Scardina — Industry Relations - Nik Basta — Director, Compliance ### Core values Customer obsession, continuous improvement, grit & action, innovation, and team success. --- ## Product: Listing Integration (MLS Data) URL: https://www.cdatalabs.com/listing-aggregation/ Nationwide MLS listing integration providing unified, standardized listing data across North America through a single integration. Requires licensure granted by the applicable Multiple Listing Service (MLS). Key stats: - 99.9% North American coverage - Under 5-minute average update latency (majority of listings refreshed every 5 minutes) - 4M+ active listings - Multi-year average sold history How it works (four-step pipeline): 1. **Use Case Validation** — CDL evaluates the customer's use case against MLS policies and licensing frameworks to confirm eligibility and identify the right data sources. 2. **Data Standardization** — Every field is mapped to RESO Data Dictionary standards; consistent property types, status values, and measurement units across markets with zero data loss. 3. **Flexible Data Delivery** — GraphQL APIs, continuous streaming, webhooks, or cloud data shares (Snowflake, S3, Azure, GCP). 4. **Routine auditing and compliance reporting** — Automated monitoring tracks usage against provider requirements; CDL handles audits, reporting, and policy updates. Capabilities: - Complete national coverage: nationwide MLS partnerships (USA, Canada, Mexico, Caribbean); all property types (residential, land, rental); continuous expansion of sources. - Near real-time data updates: continuous ingestion, sub-minute latency in major markets, automatic failover, 24/7 monitoring. - RESO standardization: full RESO Data Dictionary compliance, unified standards, standardized addresses/coordinates. - Every detail preserved: complete property details, all media (photos, videos, virtual tours, documents), full status/pricing history, historical archives, original source fields preserved alongside standardized data. - Flexible integration: GraphQL APIs with <100ms p50 latency; real-time event streams (Kafka, Kinesis, Event Hubs); batch delivery (JSON, CSV, Parquet, Avro); native cloud integration (Snowflake, S3, Azure, GCP). - Managed compliance: dedicated compliance team, automated monitoring/enforcement, audit coordination, proactive notification of policy changes. Full-service compliance: - Licensing coordination: typical timeline 3–8 days vs. months if done independently. - Regulatory compliance: automated monitoring of attribution, display rules, usage rules. - Risk mitigation: audit-ready controls and secure distribution practices. Trusted across the real estate ecosystem: property search platforms, agent & brokerage tools (CRM, market analysis, client collaboration), AVMs & pricing intelligence, market research & intelligence, lending & loan origination, investment & portfolio intelligence. ### Listing Integration FAQ **What is an MLS?** The Multiple Listing Service (MLS) is a database maintained to help real estate professionals buy and sell properties efficiently, allowing brokers to share listing information and cooperate on sales. The cooperative system dates to the late 1800s. Hundreds of MLS systems today allow professionals to share listings market-wide, giving sellers exposure and buyers broad access, while keeping some details private for safety/privacy. **Why is data licensing needed to access listing data?** MLS data licensing is the legal framework allowing access to and use of copyrighted MLS listing data. Participants and technology providers must be granted permission via formal license agreements outlining permitted uses, security, and compliance. Participation generally requires MLS member broker approval and executed agreements. **Is data standardized to the RESO Data Dictionary?** Yes — all listing data is fully standardized to the RESO Data Dictionary (property type, pricing, status, location, etc.), simplifying integration and ensuring cross-platform compatibility. **How often is data refreshed?** The majority of listings refresh every 5 minutes. **What formats and delivery methods are supported?** Real-time APIs, streaming updates, and direct cloud sharing (Snowflake, S3, and more). --- ## Product: Property Data URL: https://www.cdatalabs.com/property-data/ Standardized data on 160M+ properties across 3,143 counties (99.9% U.S. population coverage), with millions of daily updates. Property data is organized into four categories: **Properties**, **People**, **Places**, and **Schools**. **Properties data includes:** Constellation ID (CID), foreclosure, structure details, property characteristics, AVM/estimated values, property taxes, property location & geocodes, assessed & market values, mortgage & estimated equity, sales & transfers, property addresses. **People data includes:** buyers, sellers, loan officers, real estate agents, lenders, borrowers, loan brokers, title companies, real estate offices, owner & occupancy, brokerages. **Places data includes:** school boundaries, neighborhood boundaries, legislative boundaries, statistical boundaries, parcel boundaries, administrative boundaries. **Schools data includes:** school profiles, school demographics, enrollment data, test scores & rankings. Why Constellation Data Labs (for property data): 1. **Built for scale** — 160M+ properties across 3,143 counties with a unified data model managing billions of data points and millions of daily updates. 2. **The complete picture** — beyond listings: ownership, tax assessments, mortgage details, and market trends. 3. **Support that works with you** — dedicated real estate data experts from onboarding to optimization. 4. **Infrastructure that performs** — GraphQL (real-time), bulk files (analytics), or direct cloud integration (Snowflake/S3). 5. **Designed to work together** — Listing Integration and Property Data integrate seamlessly; every property is pre-matched to a unique Constellation ID (CID), eliminating address-matching complexity. Integration & delivery options: GraphQL API, Bulk Data Delivery (organizations typically see 30–40% reduction in data costs), Cloud Data Sharing, Custom Integration. Coverage & licensing: - Flexible coverage: license nationwide, by state, county, or custom regions. - Modular data selection: choose relevant data modules (e.g., property characteristics + tax data for valuations, or full property + people data for lead generation). - Update frequency: daily updates for high-frequency data (foreclosures, new mortgages); weekly for sales/transfers; monthly/quarterly for tax assessments (varies by county). Industries served: real estate platforms, proptech companies, mortgage & fintech, marketing platforms, investment firms, government agencies, insurance companies. ### Property Data FAQ **What is property data?** Detailed real estate information — attributes, ownership, transaction history, valuations, and local context — used for analytical, decision-making, and operational workflows. **Who uses the data?** Real estate companies, proptech providers, mortgage/mortech providers, and other vertical markets intersecting with property addresses. **What kinds of property data are offered?** Address/location info, parcel boundaries, property characteristics, structure details, taxes and assessed values, ownership information, sales & transfers, mortgages/estimated balances, estimated values, plus administrative, legislative, statistical, school, and neighborhood boundary datasets — all pre-matched to property data. **Does property data complement listings?** Yes — optimized to work with listings from the Listing Integration platform, with attributes normalized consistently across both. **Is the data standardized?** Yes, structured for consistency even across different source origins. **What geographic coverage?** 160M+ properties across 3,143 U.S. counties (urban and rural), covering 99.9% of the U.S. population. **Can data be licensed by state or county?** Yes — flexible licensing by state, county, or nationwide. **How often is data updated?** Daily (weekdays), weekly, or monthly depending on dataset and business need. **How do I access the data?** GraphQL API, bulk file delivery, direct cloud data sharing (S3, Snowflake, etc.), or custom integrations. --- ## Product: Location Intelligence URL: https://www.cdatalabs.com/location-intelligence/ Location intelligence connects addresses to precise coordinates, property boundaries, and spatial context. CDL delivers 278 million verified addresses with rooftop-level accuracy — infrastructure for proptech platforms, lenders, and investors that compete on precision. Key stats: - 278M+ total verified addresses nationwide - 188M+ primary addresses - 89M+ secondary addresses — described as the largest such database available (individual units within buildings: apartments, condos, office suites, retail spaces, marina slips, manufactured home units) - 164M+ parcel polygons with property linkage - 162M addresses geocoded to actual building footprints (not street interpolation) Capabilities: 1. **Primary Addresses (188M+)** — single-family homes, standalone commercial buildings, base property addresses. 2. **Secondary Addresses (89M+)** — the hardest locations to capture, critical for accurate market intelligence. 3. **Rooftop-Level Geocoding** — structure-point precision derived from parcel assessor data and building footprints; WGS84 standard with 6-digit decimal accuracy. 4. **Multi-Source Verification** — every address validated across multiple sources with confidence scoring. 5. **Complete Property Context** — one API call returns coordinates, parcel boundaries, property attributes, census data, and confidence metrics (address → unit → structure → parcel → ownership). 6. **Backed by Constellation Software Inc.** — part of an $11+ billion public company with 25+ years operating mission-critical vertical market software businesses. Core capabilities in detail: - **Rooftop Geocoding**: structure-level coordinates (60.7% at building footprint precision), geo-precision indicators, confidence scores, property/parcel/structure identifiers, census block and neighborhood linkage, sub-second response times. - **Address Validation & Standardization API**: multi-dwelling unit detection and parsing (handles "Apt 3B", "Unit 3-R", "#3B" formats), corrects street names/types/ZIP codes, parent-child address relationships, match codes showing transformations. - **Property & Parcel Data**: 164 million parcel polygons (GeoJSON), property attributes searchable by APN (Assessor's Parcel Number), quarterly updates with new construction, bulk licensing or API access. --- ## Use Case: Real Estate Brokerages & Franchisors URL: https://www.cdatalabs.com/real-estate-brokerages-franchises/ Multi-MLS access and property data to power agent productivity tools, client portals, and market intelligence for brokerages operating across multiple markets. Key capabilities: - Multi-MLS access: 4M+ active listings through a single integration; agents avoid managing separate MLS logins. - RESO-standardized listing data for consistent agent experience across markets. - Reduced implementation time: production-ready within days vs. the typical 3–6 weeks. - One partner, every data layer. - Compliance management (MLS licensing, RESO adherence, audit trails). - Property data integration: 160M+ property records pre-matched to listings via Constellation ID (CID) — ownership history, tax data, sales history, valuations. How brokerages use CDL data: agent property research, CMA (Comparative Market Analysis) report data, client property portal data, listing marketing data, transaction support data. Results brokerages report: enhanced agent productivity; 30–40% reduction in technology costs; better client experience; faster market expansion with minimal added technology investment. --- ## Use Case: Proptech / Real Estate SaaS URL: https://www.cdatalabs.com/proptech-real-estate-saas/ Data infrastructure that lets proptech engineering teams focus on differentiated features while CDL handles data operations, compliance, and infrastructure. Key capabilities: - Unified access to MLS listing data (4M+ listings) and property data (160M+ records), pre-matched via Constellation ID (CID). - Reduced implementation time (days, not 3–6 weeks). - Managed operations: ingestion, RESO normalization, QA, and compliance handled by CDL. - Consistent, normalized data model across sources. - One partner, every data layer. Data that powers proptech applications: CRM & transaction management, investment & portfolio analysis, property management, lead generation & marketing, analytics & business intelligence. Reported results: 40–60% faster feature development when data infrastructure is externally managed; 30–40% reduction in data costs; 99.9% uptime; scalable market expansion without proportional engineering overhead. Proptech onboarding steps: Explore (docs/sandbox) → Design (solutions architects) → Develop (sandbox with full data access) → Launch (production) → Scale (add markets/features). --- ## Use Case: Lenders & Mortgage Technology URL: https://www.cdatalabs.com/lenders-mortgage-technology/ Property data solutions supporting loan origination, underwriting, and servicing. Key data uses: - **Property characteristics & structure details for loan decisioning** — square footage for LTV, bed/bath counts for classification, year built/construction type for risk, lot size, replacement cost estimates. - **Property tax data for escrow calculations** — current/historical tax amounts, assessed values, assessment dates. - **Owner & occupancy data for title verification** — ownership duration (seasoning requirements), vesting information, ownership history. - **Sales & transfer history for valuation support** — prior sale dates/amounts (flip analysis), holding periods, transfer types (distressed sale identification), AVM support. - **Mortgage & estimated equity data for refinance analysis** — mortgage history, estimated balances, LTV determination. - **Foreclosure data for risk assessment** — foreclosure history/status, auction dates, resolution info. How mortgage companies use CDL data: loan origination support, underwriting & risk assessment, automated valuation model (AVM) inputs, appraisal support, portfolio servicing & monitoring. Onboarding: data coverage verification → technical integration (API or LOS platform connection) → testing & validation → production deployment. --- ## Use Case: Investment and Asset Management URL: https://www.cdatalabs.com/investment-and-asset-management/ Comprehensive property data supporting acquisition analysis, portfolio monitoring, and investment decisions across asset classes and markets, with 99.9% U.S. coverage across 3,143 counties. Key capabilities: comprehensive property data (160M+ records), reduced implementation time, one partner/every data layer, managed operations, market intelligence data with daily updates. How investment platforms use CDL data: acquisition analysis, market research, portfolio monitoring, competitive intelligence, risk management. Support offerings: custom data delivery, historical data access for time-series modeling, comparable sales data, data quality assurance, market statistics (transaction volumes, median values, days on market, inventory levels). Onboarding: data requirements analysis → data exploration (sample data) → technical architecture → data validation → production deployment → ongoing partnership. --- ## Use Case: Property Valuation & Analytics URL: https://www.cdatalabs.com/property-valuation/ Clean, normalized property data to power AVMs, market analytics, and property intelligence tools, reducing data preparation time. Key capabilities: - Normalized property data across 160M+ records with standardized schemas. - Reduced implementation time (days vs. the typical 3–6 week data-prep timeline). - One partner, every data layer. - Comprehensive comparable sales data structured for comparable-selection algorithms. - Historical data access for model training, validation, and backtesting. - Unified data model integrating MLS, tax assessor, public records, and market sources. How valuation platforms use CDL data: automated valuation models (AVMs), comparative market analysis (CMA), market analytics, property intelligence, portfolio valuation. Reported results: 10–15% improvement in AVM accuracy; 60–70% reduction in data preparation time; broader market coverage without market-specific tuning; enhanced confidence scores; 30–40% reduction in operating/data costs. --- ## Use Case: Real Estate Marketplaces URL: https://www.cdatalabs.com/real-estate-marketplaces/ Comprehensive MLS coverage and property data to power search, discovery, and user engagement for real estate marketplaces and portals. Key capabilities: - Comprehensive listing data access: 4M+ RESO-standardized MLS listings across North America via a single integration. - Near real-time updates — listings refresh every minute; historical listing records included. - One partner, every data layer. - Compliance management. - Single integration, multiple delivery methods: GraphQL APIs, bulk files (S3/SFTP), streaming updates, or direct cloud share via Snowflake. How marketplaces use CDL data: property search & discovery, user alerts & notifications, market analytics & data display, lead generation support, agent & broker directory data. Reported results: faster market expansion (days, not months); improved data quality/consistency; 30–40% reduction in data costs from vendor consolidation; better user engagement from regular data updates. --- ## Data Coverage Summary (Key Figures) - 4M+ active MLS listings - 160M+ property records across 3,143 U.S. counties (99.9% of U.S. population) - 278M+ verified addresses total (188M+ primary, 89M+ secondary — the largest secondary-address database available) - 164M+ parcel polygons (GeoJSON) - 162M addresses geocoded to actual building footprints - 99.9% North American MLS coverage - Under 5-minute average listing update latency (as fast as 1-minute refresh cited for marketplaces) - Most customers production-ready within days vs. the typical 3–6 weeks for traditional vendor integrations - 30–40% typical reduction in data/technology costs reported by customers - Backed by Constellation Software Inc. (TSE: CSU), $11B+ annual revenue, $90B+ market capitalization, 1,200+ acquisitions across 100+ countries since 1995 ## Integration & Delivery Methods - GraphQL APIs (real-time application access, <100ms p50 latency) - Real-time event streams (Kafka, Kinesis, Event Hubs) and webhooks - Bulk delivery via SFTP/S3 (JSON, CSV, Parquet, Avro) - Cloud data sharing / database replication (Snowflake, S3, Azure, GCP) - Custom ETL pipelines for specialized requirements ## Compliance CDL manages MLS licensing coordination (typical 3–8 day timeline vs. months independently), RESO standards adherence, automated usage/attribution/display-rule monitoring, audit coordination and documentation, Type II security controls, and complete audit trail/data lineage. ## Legal - Website Terms of Use: https://www.cdatalabs.com/terms-of-use/ - Privacy Policy: https://www.cdatalabs.com/privacy-policy/ - © 2026 Constellation Data Labs Inc. All Rights Reserved.