> Index for agents: https://about.fabrica.land/llms.txt

# Fabrica: land that moves like software

> Fabrica makes land ownership programmable. With Fabrica, an owner places real US property in its own purpose-built legal trust, recorded at the county, and the trust is controlled by a token on Ethereum (ERC-1155). Whoever holds the token is the beneficiary of the trust that holds the title, so transferring the token transfers the property's beneficial interest without a new deed. Operating publicly since 2018.

Source: https://about.fabrica.land (this file mirrors the page; the page is the canonical version).

## Key facts
- 580+ property tokens minted on Ethereum since 2018
- 3,000+ US counties covered by the rules engine
- 142 deed and trust document templates in the rules engine
- 13 published versions of the trust agreement since 2023
- 20+ regulatory licenses
- 65 parcels live on the current protocol, in 27 counties across 10 states
- 482 more parcels in 35 states are ready to mint: prepared on Fabrica, minted just in time when needed (not counted as tokenized land)
- Borrowers have taken and repaid loans against land tokens on Fabrica since 2023, through lending pools and peer-to-peer
- Fabrica is not a party to any trust, is not a lender, and never holds anyone's property

## The problem
Land is among the hardest property to sell quickly or borrow against, and much of the reason is the paperwork around it. A conventional sale runs through a buyer search, escrow, a title search, title insurance, a new deed, notarization, a wire and county recording, typically over weeks. Many lenders will not lend against vacant land at all.

With Fabrica the property goes into its trust once. After that, a sale settles in one onchain transaction (bank-funded purchases settle when the payment clears), and the county record stays true because the trust still holds title. To borrow, the owner picks terms from a lending pool; the collateral is the token, not a mortgage on the land.

## How it works: the token controls the trust, the trust holds the title
1. **The land** (County record). Every parcel starts where it always has: a legal description and a record at its county. Nothing about the land changes.
2. **The trust** (Recorded deed). The owner deeds the property into its own trust, recorded at the county like any other deed. From then on, the trust holds title.
3. **The token** (ERC-1155 on Ethereum). 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.
4. **The transfer** (One transaction). 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.

The trust's name encodes the token ID: under the standard naming convention, "Fabrica <code> Trust" where <code> is the token ID's 8 bytes (big-endian) in Crockford Base32. Example: token 15375291027702656743 is Fabrica TNG03EJREYQEE Trust.

### A state tax authority, in writing
"a transfer of the digital Token is, in substance, a transfer of the underlying real property itself" (California State Board of Equalization, Legal Division, Tax Counsel, May 13, 2022). An informational analysis of property-tax change in ownership in California, not a legal ruling, and not binding. It reviewed an earlier version of the trust agreement.

### What if Fabrica disappeared tomorrow?
Nothing about ownership changes. The trust agreement, the recorded deed and the token all work without Fabrica, which is not a party to any trust. To leave, the holder burns the token and the trustee deeds the property out; any lawyer can do it. Under agreement v4.0 and later, lost keys have a recovery path through the county record: a recorded notice, a 90-day quiet period, then a deed of distribution, with no court.

## What the token does (live today)
- **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.
- **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.
- **Buy from anywhere**: Pay by bank transfer, card or stablecoins. Open to buyers outside the US, except sanctioned persons.
- **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.
- **Trade anywhere**: A standard ERC-1155, so it can be listed on marketplaces such as OpenSea, or traded by software.
- **Leave when you choose**: With no loan open, burn the token and the property is deeded back to you, with no removal fee.
- **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.
- **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: the [Fabrica MCP server](https://github.com/fabrica-land/fabrica-mcp) gives any AI agent the property catalog, parcel boundaries, the lending market, borrow quotes and every token's history, with no API key. Tools include search_properties, get_property, get_property_map, explain_confidence_score, get_borrow_quote, get_lending_market, get_activity and get_portfolio.
- Check: each token carries its trust, its agreement version, its recorded title proof and a decodable confidence score.
- Act: the token is a standard ERC-1155; an agent with a wallet can hold, list, buy or pledge it. The MCP server only reads; transactions are signed in the user's own wallet.
- On mainnet, tell the human first: this is real land with real legal and tax consequences, and holding the token can make the holder the trustee.

The hosted [API reference MCP](https://docs.fabrica.land/mcp) needs no install. Connect Claude Code to the property MCP:
```
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
```

## Real land
Live parcels on the current protocol shown on the page:
- **Big Sur backcountry**, Monterey County, California: 23.18 acres. A 23-acre ridgeline parcel in the Big Sur backcountry, with coastal chaparral, oaks and views toward the Pacific.
  - Trust: Fabrica TNG03EJREYQEE Trust (Fabrica US Trust v4.3)
  - Token: ERC-1155 #15375291027702656743 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/15375291027702656743))
  - [View on Fabrica](https://fabrica.land/property/ethereum/15375291027702656743)
- **Uptown Whittier**, Los Angeles County, California: 0.16 acres. A 0.16-acre city lot in Uptown Whittier, in Los Angeles County. Land in a city works the same way as land in the mountains: its own trust, its own token. Owned by Tony Herrera. Tony, a Fabrica ambassador, borrowed against this parcel onchain in December 2024, on camera, and has repaid every loan on it.
  - Trust: Fabrica YZ6MSJ2AW0170 Trust (Fabrica US Trust v3.3)
  - Token: ERC-1155 #17856012520727249520 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/17856012520727249520))
  - [View on Fabrica](https://fabrica.land/property/ethereum/17856012520727249520)
- **Dunsmuir, below Mount Shasta**, Siskiyou County, California: 0.14 acres. A small wooded hillside lot outside Dunsmuir, a railroad town below Mount Shasta, near the Sacramento River.
  - Trust: Fabrica WFG0Z2VGVNXA6 Trust (Fabrica US Trust v4.2)
  - Token: ERC-1155 #16420141332961262243 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/16420141332961262243))
  - [View on Fabrica](https://fabrica.land/property/ethereum/16420141332961262243)
- **Hudson Valley woods**, Orange County, New York: 0.58 acres. A wooded half-acre along a creek in the Hudson Valley, about an hour north of New York City.
  - Trust: Fabrica MKY8AMVYKQQ64 Trust (Fabrica US Trust v4.2)
  - Token: ERC-1155 #11888523710004325986 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/11888523710004325986))
  - [View on Fabrica](https://fabrica.land/property/ethereum/11888523710004325986)
- **Sulphur Springs Valley**, Cochise County, Arizona: 1.21 acres. A 1.2-acre high-desert lot near Pearce in Cochise County, with open views to the mountains.
  - Trust: Fabrica JAGP1BKJJE9EG Trust (Fabrica US Trust v3.1)
  - Token: ERC-1155 #10565832503150744296 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/10565832503150744296))
  - [View on Fabrica](https://fabrica.land/property/ethereum/10565832503150744296)
- **Great Basin creek**, Elko County, Nevada: 74.49 acres. A 74-acre sagebrush parcel in Elko County crossed by a seasonal stream, with snow-capped mountains on the horizon.
  - Trust: Fabrica 1DPVZ17C9ZPYJ Trust (Fabrica US Trust v3.4)
  - Token: ERC-1155 #823524884499918313 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/823524884499918313))
  - [View on Fabrica](https://fabrica.land/property/ethereum/823524884499918313)
- **High Plains farmland**, Phillips County, Colorado: 161.79 acres. A 162-acre farm on the northeastern Colorado plains, mostly dryland cropland with some grassland.
  - Trust: Fabrica CQYPT5MBRMMQM Trust (Fabrica US Trust v3.3)
  - Token: ERC-1155 #7349150110540179834 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/7349150110540179834))
  - [View on Fabrica](https://fabrica.land/property/ethereum/7349150110540179834)
- **Taos Plateau mesa**, Taos County, New Mexico: 1.10 acres. A 1.1-acre sagebrush lot on the Taos Plateau, a few miles west of the Rio Grande Gorge.
  - Trust: Fabrica 61E4M1MC4KP78 Trust (Fabrica US Trust v3.4)
  - Token: ERC-1155 #3484741603659410548 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/3484741603659410548))
  - [View on Fabrica](https://fabrica.land/property/ethereum/3484741603659410548)
- **Anza-Borrego desert**, San Diego County, California: 6.29 acres. A 6.3-acre desert parcel near Borrego Springs, in the basin below the Santa Rosa Mountains.
  - Trust: Fabrica GQE1S0Y481C9G Trust (Fabrica US Trust v3.4)
  - Token: ERC-1155 #9645615854179604632 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/9645615854179604632))
  - [View on Fabrica](https://fabrica.land/property/ethereum/9645615854179604632)
- **Road to the Grand Canyon**, Coconino County, Arizona: 5.01 acres. A 5-acre parcel of juniper plains near Valle, on the high plateau south of the Grand Canyon.
  - Trust: Fabrica 210Y9X1YHGPB4 Trust (Fabrica US Trust v3.4)
  - Token: ERC-1155 #1171469115765566642 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/1171469115765566642))
  - [View on Fabrica](https://fabrica.land/property/ethereum/1171469115765566642)
- **Mojave high desert**, San Bernardino County, California: 2.51 acres. A 2.5-acre Mojave Desert parcel in San Bernardino County, near Joshua Tree.
  - Trust: Fabrica ZGVZSTH2JVJ3P Trust (Fabrica US Trust v3.2)
  - Token: ERC-1155 #18174272903809786939 ([Etherscan](https://etherscan.io/nft/0x5cbeb7a0df7ed85d82a472fd56d81ed550f3ea95/18174272903809786939))
  - [View on Fabrica](https://fabrica.land/property/ethereum/18174272903809786939)

Parcels ready to mint shown on the page:
- **Black Hawk high country**, Gilpin County, Colorado: 76.16 acres. A 76-acre mountain parcel near Black Hawk in Gilpin County, with aspen stands and views to snow-capped peaks.
  - Trust: Fabrica DF7NTBA2VJFJ2 Trust (Fabrica US Trust v4.2)
  - Token: not yet minted; minted just in time, when needed
  - [View on Fabrica](https://fabrica.land/property/ethereum/7768530331214061345)
- **Crown King, Bradshaw Mountains**, Yavapai County, Arizona: 8.00 acres. An 8-acre parcel near Crown King, high in Arizona's Bradshaw Mountains.
  - Trust: Fabrica 5DKJ3N3QMYVT0 Trust (Fabrica US Trust v3.4)
  - Token: not yet minted; minted just in time, when needed
  - [View on Fabrica](https://fabrica.land/property/ethereum/3127505662656362400)
- **Duck Creek Village**, Kane County, Utah: 0.67 acres. A two-thirds-acre lot in Duck Creek Village, a mountain community on Utah's Markagunt Plateau.
  - Trust: Fabrica NNW6P18JXC6HE Trust (Fabrica US Trust v3.4)
  - Token: not yet minted; minted just in time, when needed
  - [View on Fabrica](https://fabrica.land/property/ethereum/12499858435303214359)
- **Sonoran foothills near Vail**, Pima County, Arizona: 36.03 acres. A 36-acre desert parcel near Vail, in the Sonoran foothills southeast of Tucson.
  - Trust: Fabrica SE1N0PCAEWRWP Trust (Fabrica US Trust v3.4)
  - Token: not yet minted; minted just in time, when needed
  - [View on Fabrica](https://fabrica.land/property/ethereum/14664653157153845707)
- **Pilot Mountain foothills**, Surry County, North Carolina: 10.54 acres. A 10.5-acre wooded parcel near Pinnacle, North Carolina, in sight of Pilot Mountain.
  - Trust: Fabrica Y8TR90H8TZNXP Trust (Fabrica US Trust v3.4)
  - Token: not yet minted; minted just in time, when needed
  - [View on Fabrica](https://fabrica.land/property/ethereum/17453001625510079451)

Across the current protocol: 65 live parcels in 27 counties and 10 states, plus 482 parcels in 35 states ready to mint. The rules engine covers 3,000+ US counties.

## Proof
### For lawyers
- The trust agreement is published on GitHub under CC0 ([agreement](https://github.com/fabrica-land/fabrica-connectors/blob/main/connectors/us/us-trust-agreement.md), [changelog](https://github.com/fabrica-land/fabrica-connectors/blob/main/connectors/us/CHANGELOG.md)), with every version since 2022; the versions tokens reference are pinned to IPFS. Each trust stays on the version its token referenced at mint; owners can upgrade.
- Trust agreement versions:
  - v3.0 (Jan 2023): Rebuilt for protocol v3: from custodial to self-custody, with onchain data and signatures in place of signature lines.
  - v3.1 (Aug 2023): Fractional references. Moving the token between your own addresses is not necessarily a transfer.
  - v3.2 (Sep 2023): Finality defined for Ethereum, so it is clear when a transfer is final.
  - v3.3 (Sep 2023): UCC Article 8 opt-in, so a token can be pledged as collateral under the commercial code.
  - v3.4 (May 2024): Unbranded, chain-agnostic definitions that hold across layer 2s and bridges.
  - v3.5 (Aug 2024): "Burn" renamed "redeem" in the definitions, matching what leaving actually means.
  - v3.6 (Dec 2024): Custody separated from beneficial ownership; rules for contract accounts.
  - v3.7 (Jan 2026): UCC Article 12 becomes primary: the token as a controllable electronic record.
  - v4.0 (Feb 2026): Self-service recovery for lost keys, an estate path, and the holder as trustee by default.
  - v4.1 (Feb 2026): Anti-merger protections and a springing Continuity Trustee.
  - v4.2 (Feb 2026): Sworn-affidavit notices, a real-property savings clause, situs law preserved.
  - v4.3 (May 2026): Involuntary loss of title (tax sale, foreclosure, condemnation) dissolves the trust cleanly.
  - v4.4 (Aug 2026): Beneficial interest declared personal property, a sealed corpus, a Key Successor, and a plain-language summary.
- 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: the structure has not been tested in court; the California Tax Counsel email is an informational analysis of property-tax change in ownership, not a ruling, and not binding.

### For builders
- Public GraphQL: https://api.fabrica.land/graphql (no key). Example: `{ token(network: "ethereum", tokenId: "15375291027702656743") { acres district operatingAgreementName definition { holdingEntity } mintedAt } }`
- Contracts on Ethereum mainnet (tokens outnumber properties: some were re-issued when properties moved to a newer contract):
  - v1.0 (2018, ERC-721): 0x338e48afa8F749314eC3a7b417222929f1a2754e, 2 tokens minted
  - v2.0 (2019, ERC-721): 0x3903525e5c6cec55d4d38060c3edf05068a7a8d1, 446 tokens minted
  - v3.0 (2023, ERC-1155): 0xd8a38b46d8cf9813c7c9233b844dd0ec7d7e8750, 17 tokens minted
  - v3.1 (2023, ERC-1155, current): 0x5cbeb7A0df7Ed85D82a472FD56d81ed550f3Ea95, 120 tokens minted
- First property token: June 15, 2018, block 5,795,036, transaction 0x04837a5356633b7df7d731c2d8ecaec58656ae5bd5fa0e094db5b109a6b68bac.
- Standards: ERC-1155, ERC-7496 (dynamic traits), ERC-7572 (contract metadata), IPFS for property data and agreements.
- Land as collateral, in production: borrowers have taken and repaid loans against land tokens since 2023. The collateral is the token, never a mortgage on the land; if a loan defaults, enforcement follows UCC Article 9 against the token.

## Since 2018
- **2018, 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: make land ownership programmable
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.

## Backers
Mark Cuban, Sound Ventures, OpenSea, Techstars, Anthemis, Banca Sella, Urban Innovation Fund, Pioneer Fund, Atypical Ventures.

## Links
- Marketplace: https://fabrica.land
- Docs: https://docs.fabrica.land
- Help center: https://help.fabrica.land
- Blog: https://blog.fabrica.land
- X: https://x.com/fabricaland

Fabrica is not a party to any property trust, is not a lender, and does not give legal, tax or investment advice. Owning a token means owning the beneficial interest in the trust that holds title to the property.