01
Sell
List it or take offers. One transaction moves the token and pays the seller. No escrow.
Bank-funded purchases settle when the payment clears.
Real property, onchain since 2018
Land thatmoves likesoftware.
With Fabrica, an owner places real US property in its own purpose-built legal trust, and gives the trust a key: a token on Ethereum. Whoever holds the token controls the trust that holds the title. Move the token, and the land changes hands.
Parcel to token
This land has its own trust. The trust answers to one token.
The outline is the parcel as recorded at Monterey County. The blue tile above it is its token: hold it, and you hold the beneficial interest in the trust that owns the land.
Treasuries are onchain. So is gold. Land, the oldest asset there is, still moves on paper, through escrow, over weeks. Fabrica has been changing that since 2018, not by replacing property law, but by building on it, one county at a time.
0+
property tokens minted on Ethereum since 2018
0+
US counties covered by the rules engine
0
deed and trust document templates in the rules engine
0
published versions of the trust agreement since 2023
0+
regulatory licenses
The problem
Land is among the hardest property to sell quickly or borrow against, and much of the reason is the paperwork around it.
The old way
8 steps
- 01Find a buyer
- 02Open escrow
- 03Order a title search
- 04Buy title insurance
- 05Draft the deed
- 06Notarize
- 07Wire the funds
- 08Record at the county
Typically weeks, several parties, every single time.
With Fabrica
2 steps
- 01Accept an offer
- 02One transaction: token to the buyer, payment to the seller
The property went into its trust once. After that, a sale settles in one onchain transaction; bank-funded purchases settle when the payment clears. The county record stays true.
The protocol
Fabrica does not replace property law. It retrofits it. The county keeps its records, the deed stays a deed, and ownership gains something it never had: a key that moves at the speed of software.
Fabrica TNG03EJREYQEE Trust
Holds title · Monterey County
01County record
The land
Every parcel starts where it always has: a legal description and a record at its county. Nothing about the land changes.
02Recorded deed
The trust
The owner deeds the property into its own trust, recorded at the county like any other deed. From then on, the trust holds title.
Try it: the trust's name is the token's ID
Trust recorded at the county
Fabrica TNG03EJREYQEE Trust
The token ID's 8 bytes in Crockford Base32. Under the standard naming convention, a county clerk and a smart contract name the same thing.
03ERC-1155 on Ethereum
The token
The trust agreement makes whoever holds the token its beneficiary, with the power to appoint the trustee. Under the current agreement, the holder is also the trustee by default. The token points to the exact version of the agreement it lives under.
04One transaction
The transfer
Send the token and the whole beneficial interest moves with it. No new deed, no escrow. The county record stays true, because the trust still holds title.
California tax counsel, in writing
“a transfer of the digital Token is, in substance, a transfer of the underlying real property itself”
Walk-away test
What if Fabrica disappeared tomorrow?
Nothing about your ownership changes. The trust agreement, the recorded deed and the token all work without us. Fabrica is not a party to any trust and never holds anyone's property.
Leaving is built in. The holder burns the token and the trustee deeds the property out. Any lawyer can do it; no step needs Fabrica.
So is losing your keys, under agreement v4.0 and later. The agreement sets out a recovery path through the county record: a recorded notice, a 90-day quiet period, then a deed of distribution. No court, and no permission from us.
What the token does
Real capabilities, live today. Each one runs on the same trust and the same token, so each one works with the others.
02
Borrow
Borrow against the land from a lending pool, with terms shown before you confirm. The pool holds the token as custody only, until you repay.
03
Buy from anywhere
Pay by bank transfer, card or stablecoins. Open to buyers outside the US, except sanctioned persons.
04
Hold it your way
Your wallet, a Safe, a smart wallet. The token carries the beneficial interest in your trust, and Fabrica never holds it.
05
Trade anywhere
A standard ERC-1155, so it can be listed on marketplaces such as OpenSea, or traded by software.
06
Leave when you choose
With no loan open, burn the token and the property is deeded back to you, with no removal fee.
07
Recover and pass on
Trusts on agreement v4.0 or later have a lost-key path through the county record, and v4.4 adds a named Key Successor. Owners on older versions can upgrade.
08
Build on it
A public API, an MCP server for AI agents and signed price quotes. Land becomes something software can read.
For agents
Read
Fabrica's public MCP server gives any AI agent the property catalog, parcel boundaries, the lending market, borrow quotes and every token's history. No API key.
Check
Each token carries its trust, its agreement version, its recorded title proof and a decodable confidence score, so an agent can run diligence the way an analyst would.
Act
The token is a standard ERC-1155. An agent with a wallet can hold it, list it, buy it or pledge it, and the trust agreement already has rules for smart wallets and contracts that hold a token.
On mainnet, the server tells agents to warn their humans first: this is real land, with real legal and tax consequences, and holding the token can make you the trustee.
agent · fabrica MCP · mainnet
Illustrative session. The tools are the public MCP server's and the parcels are live tokens. The server only reads; the wallet step happens in the user's own wallet.
Connect Claude Code to Fabrica
git clone https://github.com/fabrica-land/fabrica-mcp.git cd fabrica-mcp && npm install && npm run build claude mcp add fabrica -- node $PWD/dist/index.js
Next
Land agents with a standing mandate: watch a county, bid within a budget, refinance when better terms appear, always inside limits their owner signs. The rails are live today; the mandates are what comes next.
Real land
Live parcels on the current protocol, and parcels ready to mint just in time: from the Big Sur coast to a city lot in Los Angeles County to the Blue Ridge. Each has its own trust.
Aerials: USGS, public domain. Boundaries: as recorded in each token's definition. Photos: listings on Fabrica.
Live today
65 parcels. 27 counties. 10 states.
Every live parcel on the current protocol, plus 482 more in 35 states ready to mint: prepared on Fabrica, their tokens are minted just in time, when needed. The dots behind them are the map the rules engine covers: 3,000+ US counties.
00 / 65
live parcels, in the order they were minted
Live token
Ready to mint
Hover a column for its county
Proof
The agreement, the contracts, the tokens and the loan record are public. Check them without asking us. Pick your lens.
The trust agreement, every version
Read the changelogv3.0 · 2023v4.4 · 2026
v4.4Aug 2026
Beneficial interest declared personal property, a sealed corpus, a Key Successor, and a plain-language summary.
Each trust stays on the version its token referenced at mint. Owners can upgrade; the contract as deployed lets only the holder change it.
Public to verify
The trust agreement is published on GitHub under CC0, with every version since 2022 and every change, and the versions tokens reference are pinned to IPFS.
Any lawyer can read exactly what a token holder owns. The rules engine and document templates that make it work in real counties are ours to operate.
3,000+
US counties covered by jurisdiction rules, with varying degrees of functionality by state.
20+
Regulatory licenses.
Operations across all 50 states, with varying degrees of functionality.
What we do not claim
A lawyer will ask. Here is the honest answer, up front.
- The structure has not been tested in court. It was designed to work within existing property and commercial law.
- The California Tax Counsel email is an informational analysis of property-tax change in ownership, not a ruling, and not binding.
Since 2018
The hard part was never the token. It was making the legal wrapper boring enough to trust, county by county, version by version.
- 2018Start of timeline
First property token onchain
June 15, block 5,795,036. An ERC-721 on Ethereum, and the start of the record on this page.
- 2019
A second contract
The v2 contract launches on Ethereum. Over its life it would carry 446 property tokens.
- 2022
California tax counsel weighs in
Tax Counsel at California's State Board of Equalization analyzes a token transfer for property-tax purposes. The trust agreement goes public on GitHub.
- 2023
Protocol v3 and the first loan
ERC-1155 tokens, county e-recording, a self-serve way to bring property onchain, and the first loan on the current protocol.
- 2024
Pooled lending
Pool-based lending goes live, with land tokens as the collateral.
- 2025
Contracts in the open
The token contracts are published for anyone to read and verify.
- 2026
Trust v4
Lost-key recovery without a court, involuntary-loss handling, and v4.4 as the default for every new token.
Vision
If lending works, everything else follows. Land that can be borrowed against draws lenders; lenders make land worth bringing onchain; every new parcel makes the market deeper for the next one.
Now
Land
Buy, sell and borrow against raw land: the simplest property to wrap in a trust, and among the hardest to finance the old way.
Next
Land as collateral, everywhere
A standard token with a real trust and a recorded deed behind it: the real-world collateral onchain lending has been missing.
Later
Homes
The same structure, extended to residential property once land has proven it at scale. Planned, not live.
More land onchain
More lenders
More borrowers
More transactions
The wedge
Lending
Backers
- Mark Cuban
- Sound Ventures
- OpenSea
- Techstars
- Anthemis
- Banca Sella
- Urban Innovation Fund
- Pioneer Fund
- Atypical Ventures