The Form S-11 Files Dataset is a complete corpus of EDGAR Form S-11 and S-11/A filings — the Securities Act of 1933 registration statement prescribed by 17 CFR 239.18 for real estate investment trusts (as defined in Section 856 of the Internal Revenue Code) and for other issuers whose business is primarily investing in real estate. Each record is one EDGAR submission identified by an 18-digit accession number and contains the full registration statement (prospectus and exhibits) together with a metadata.json catalog describing the filing, the filers, and the original document inventory. The filer is the real-estate issuer registering an offer and sale of securities — equity, mortgage, and hybrid REITs across listed, non-traded, and registered private formats, plus real estate operating companies, real estate limited partnerships, and Delaware statutory trusts. Form types covered are S-11 (initial registration statement) and S-11/A (pre-effective and post-effective amendments). Coverage runs from February 1994 to the present, distributed as monthly ZIP containers (<YYYY>/<YYYY-MM>.zip) holding TXT, JSON, HTML, and PDF documents.
Programmatically retrieve the full list of dataset archive files, download URLs and dataset metadata.
Dataset Index JSON API
Download the entire dataset as a single archive file.
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Download a single container file (e.g. monthly archive) from the dataset.
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The dataset packages every Form S-11 and S-11/A submission EDGAR has accepted since February 1994, beginning with early voluntary and phase-in filings before EDGAR's mandatory cutover in May 1996 and continuing through the current refresh cycle. Each record corresponds to one accession number — one EDGAR submission — and bundles every textual document the registrant transmitted for that filing. Both initial registration statements (S-11) and pre-effective and post-effective amendments (S-11/A) are represented; the form variant is recorded in metadata.json#formType and in the EDGAR SGML <TYPE> marker on the primary document.
Form S-11 is the dedicated Securities Act long-form registration for real-estate issuers. Functionally, it occupies the same role for real-estate issuers that Form S-1 plays for general operating companies: the filing must contain a complete prospectus that satisfies Section 10(a) of the Securities Act, together with the exhibits required by Item 601 of Regulation S-K and the additional real-estate-specific items prescribed by Form S-11 itself. An S-11/A is an amendment to a previously filed S-11 carrying the same 333- file number; amendments may completely restate the prospectus or update only a discrete section (most often risk factors, financial statements brought current, the fee table, or exhibits added in response to SEC staff comment letters).
Records are distributed as monthly ZIP containers organized under the YYYY/YYYY-MM.zip path convention. The file types found across the dataset are TXT, JSON, HTML, and PDF: modern S-11 records consist almost entirely of .htm documents plus the metadata.json manifest, with .txt appearing for legacy ASCII-era filings and .pdf reserved for the unofficial paper exhibits occasionally permitted under Rule 102 of Regulation S-T. Image files referenced from the prospectus and the EDGAR-generated complete-submission .txt envelope are excluded from the ZIP but remain reachable through documentUrl fields in metadata.json.
One record in the Form S-11 Files dataset corresponds to a single EDGAR submission identified by an 18-digit accession number, materialized on disk as one folder whose name is that accession with the dashes stripped (for example 000149315225011985 for the dashed accession 0001493152-25-011985). The folder bundles every textual document the registrant transmitted to EDGAR for that submission — the Form S-11 prospectus and its exhibits — together with a metadata.json catalog describing the filing, the filers, and the full inventory of documents EDGAR received.
A record sits inside a monthly ZIP archive (<YYYY>/<YYYY-MM>.zip) whose top-level directory is the year-month key. Within that directory, every accession folder holds:
metadata.json — always present and always so named; the structured catalog of the filing.Filenames inside the folder are filer-supplied and therefore vary across records, but their roles are stable through the EDGAR <TYPE> marker. A representative accession folder for 0001493152-25-011985 (Presidio Property Trust, Inc., filed 2025-08-14) contains metadata.json, forms-11.htm (the prospectus), ex5-1.htm (legal opinion), ex8-1.htm (tax opinion), ex23-3.htm (auditor consent), and ex107.htm (the Inline XBRL filing-fee exhibit). Image files referenced by the prospectus (for example forms-11_001.jpg, forms-11_002.jpg, ex5-1_001.jpg) and the EDGAR-generated complete-submission .txt envelope are excluded from the ZIP but remain reachable through the documentUrl fields in metadata.json.
metadata.json catalogmetadata.json is the only file in a record whose name and structure are guaranteed. It carries the filing-level identifiers and several arrays describing the original EDGAR submission:
formType — "S-11" or "S-11/A".accessionNo — the dashed accession ("0001493152-25-011985") corresponding to the dash-stripped folder name.filedAt — ISO 8601 timestamp with timezone offset ("2025-08-14T16:15:42-04:00").description — the human-readable form description.linkToFilingDetails, linkToTxt, linkToHtml, linkToXbrl — direct EDGAR URLs to the EDGAR index page, the complete-submission text file, the primary HTML document, and (when present) the XBRL instance.documentFormatFiles — array inventorying every document EDGAR received for the submission, including ones not shipped in the ZIP. Each entry exposes sequence, size, documentUrl, description, and type. The type values mirror the SGML <TYPE> markers and form the principal vocabulary for filtering — "S-11" or "S-11/A" for the primary, then "EX-5.1", "EX-8.1", "EX-23.3", "EX-FILING FEES", "GRAPHIC", and so on. The trailing entry with a blank type and sequence of " " points to the complete-submission .txt wrapper that EDGAR auto-generates for every accession.dataFiles — companion array for machine-readable XBRL/XML siblings, most importantly ex107_htm.xml, the extracted XBRL instance derived from the filing-fee exhibit. These siblings are referenced from metadata.json but reside on EDGAR rather than in the ZIP.entities — array of filer entities. For Presidio Property Trust, one entity carries cik "1080657", companyName "Presidio Property Trust, Inc. (Filer)", stateOfIncorporation "MD", sic "6798 Real Estate Investment Trusts", fiscalYearEnd "1231", act "33", fileNo "333-289605", irsNo "330841255", filmNo "251219346", type "S-11", and tickers ["SQFT", "SQFTP", "SQFTW"].seriesAndClassesContractsInformation — array, generally empty for S-11 (it is populated for fund/series filings).id — a 32-character hexadecimal record identifier.Because documentFormatFiles is a superset of what physically lives in the ZIP, it functions as the authoritative inventory: any image, the complete-submission .txt, and any document not shipped in the bundle can be located by following the documentUrl for the entry of interest.
<DOCUMENT> wrapper conventionEach textual document inside a record is wrapped in the EDGAR SGML envelope that EDGAR has used since the system began accepting electronic filings in the early 1990s:
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<DOCUMENT>
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<TYPE>S-11
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<SEQUENCE>1
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<FILENAME>forms-11.htm
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<DESCRIPTION>S-11
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<TEXT>
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<HTML> ... full registration-statement HTML ... </HTML>
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</TEXT>
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</DOCUMENT>
The header tags (<TYPE>, <SEQUENCE>, <FILENAME>, <DESCRIPTION>) are deterministic and make type-based filtering possible without parsing the HTML body. Exhibits follow the same pattern with their own <TYPE> value (EX-5.1, EX-8.1, EX-23.3, etc.). The <DOCUMENT> envelope is itself nested inside an outer <SEC-DOCUMENT> / <SEC-HEADER> block in the complete-submission text file, but that outer wrapper lives only in the EDGAR-generated .txt envelope and is not reproduced for each per-document file in the accession folder. EX-FILING FEES exhibits are an EDGAR-recognized exception in body format (see below) but still carry a standard <TYPE>EX-FILING FEES header tag for type filtering.
The primary S-11 document — for the Presidio record, the ~1 MB forms-11.htm — is the registration statement itself, and it follows the canonical Form S-11 prospectus order. The opening folio is the cover page declaring the SEC filing date ("As filed with the Securities and Exchange Commission on August 14, 2025"), the assigned Registration No. 333- (left blank for an initial S-11, populated for an S-11/A), the SEC heading, and the form caption (FORM S-11 / REGISTRATION STATEMENT / FOR REGISTRATION UNDER THE SECURITIES ACT OF 1933 / OF SECURITIES OF CERTAIN REAL ESTATE COMPANIES), followed by registrant identification, address, telephone, agent for service, cross-references to the filing-fee table, and the Rule 473 delaying-amendment legend.
The narrative body of the prospectus then proceeds through the items prescribed by Form S-11 and incorporated from Regulation S-K:
Form S-11 exhibits are governed by Item 601 of Regulation S-K. Each exhibit appears as its own SGML-wrapped .htm file in the accession folder, and the metadata.json#documentFormatFiles[].type field reproduces the canonical exhibit code. The Presidio record carries a representative slate:
ex5-1.htm) — opinion of counsel on the legality and validity of the securities being registered, addressed to the registrant and consenting to use under the related prospectus heading.ex8-1.htm) — tax opinion addressing the registrant's qualification and taxation as a REIT under Sections 856–860 and the material federal income tax consequences described in the prospectus.ex23-3.htm) — consent of an independent registered public accounting firm to incorporation of its audit report and to being named as an expert; multiple EX-23.x exhibits commonly appear when Rule 3-14 financial statements of acquired properties were audited by other firms, or when both the issuer's current auditor and a predecessor auditor must consent.ex107.htm) — the filing-fee table required by Rule 457 and Item 601(b)(107), delivered as an Inline XBRL document.Other exhibits frequently encountered across the dataset (not all present in every record) include EX-1 underwriting agreement, EX-3 charter and bylaws (and articles supplementary establishing preferred share series), EX-4 specimen securities and indenture, EX-10 material contracts (operating-partnership agreement, advisory agreement, property-management agreement, credit facility, registration-rights agreement, equity-incentive plan), EX-21 subsidiaries of the registrant, additional EX-23 auditor consents, EX-24 power of attorney, EX-99 additional exhibits (including consents of property appraisers or qualified persons), and the EDGAR-system GRAPHIC documents that hold the prospectus's embedded images.
EX-107 stands apart from other exhibits in two respects. First, it is delivered as XHTML carrying inline-XBRL annotations: the document declares xmlns:ix="http://www.xbrl.org/2013/inlineXBRL" together with the SEC filing-fee disclosure (ffd) and Document and Entity Information (dei) namespaces, and embeds ix:nonFraction, ix:nonNumeric, and related elements that tag each row of the registration table — security type, security class title, fee calculation rule, amount registered, proposed maximum offering price per unit, proposed maximum aggregate offering price, fee rate, and amount of registration fee. Second, the dataset surfaces the extracted XBRL instance (ex107_htm.xml) through metadata.json#dataFiles, allowing direct ingestion of the structured fee data without HTML parsing. The body of the S-11 prospectus itself is not subject to general financial-statement Inline XBRL tagging the way a 10-K or 10-Q is, so XBRL on S-11 records is concentrated in EX-107; the linkToXbrl field in metadata.json typically resolves to the fee-table instance rather than to a full financial-statement instance.
Records with formType "S-11" are initial registration statements, identifiable by an empty Registration No. 333- on the cover page and <TYPE>S-11 on the primary document. Records with formType "S-11/A" are amendments to a previously filed S-11 — the cover page carries the assigned 333- file number and an "Amendment No. N" caption, and the primary document's <TYPE> is S-11/A. Mechanically, the accession folder structure is identical; the same exhibit codes appear, and the same metadata.json schema applies. The shared fileNo value links every amendment back to its underlying initial S-11, and successive amendments under the same file number form the natural unit for diff-style comparison.
Each record physically contains the SGML-wrapped textual primary document, the SGML-wrapped textual exhibits, the Inline XBRL EX-FILING FEES exhibit, and the metadata.json catalog. Image files referenced from the prospectus (the GRAPHIC entries in documentFormatFiles) and the EDGAR-generated complete-submission .txt envelope are excluded from the ZIP but enumerated in the catalog with their EDGAR documentUrl. Machine-readable XBRL/XML siblings (notably the extracted ex107_htm.xml) are likewise referenced under dataFiles but live on EDGAR rather than inside the bundle. Materials filed under separate accession numbers — including correspondence with the staff (CORRESP, UPLOAD), free-writing prospectuses (FWP), Rule 424 prospectus supplements that follow effectiveness, and the Form 8-A used to register the securities under the Exchange Act are themselves separate EDGAR submissions and therefore separate dataset records, not part of the S-11 record.
Form S-11 has been filed via EDGAR since the system's mandatory phase-in (which culminated in May 1996), and the dataset begins at February 1994 to capture early voluntary and phase-in filings. Several historical inflection points shape what an analyst should expect across vintages:
.txt documents inside the same <DOCUMENT> wrapper, with tables rendered as fixed-width ASCII. Exhibits are inline ASCII, financial statements are unstyled, and there is no XBRL of any kind. Image inclusions are rare.<DOCUMENT> envelopes wrapping <HTML> bodies and accompanying GRAPHIC JPEG/GIF documents. The SGML envelope itself remained unchanged, preserving stable <TYPE> filtering across formats.333- file number, while the S-11 itself continues to carry the full statutory prospectus.ffd taxonomy. Phase-in began in 2022 for large accelerated filers and extended to remaining issuers in 2024. From the applicable effective date onward, records routinely carry an ex107.htm (or analogously named) Inline XBRL exhibit alongside an extracted _htm.xml instance — exactly the pattern observed for ex107.htm and ex107_htm.xml in the Presidio record. Earlier records do not have an EX-107 exhibit; the fee table appears instead as a printed Calculation of Registration Fee block on the prospectus cover or facing page.Several practical considerations affect extraction and analysis. The folder name uses the dash-stripped accession while metadata.json#accessionNo uses the dashed form; both refer to the same submission. The SGML <TYPE> markers are the most reliable handle for type-aware processing because filenames are filer-supplied and inconsistent across registrants. Because S-11/A amendments often restate only a subset of the prospectus, full-text comparison between successive filings under the same fileNo is the standard way to recover the substantive change. The audited financial statements and Rule 3-14 acquired-property statements are embedded in the primary prospectus document rather than split out as separate exhibits, so financial-statement extraction must operate on the prospectus body. Auditor consents (EX-23.x) are useful cross-reference anchors because their description text generally names the auditor and the financial statements being consented to. When full reconstitution of the original EDGAR submission is needed — including images and the complete-submission envelope — the documentUrl values in metadata.json#documentFormatFiles and metadata.json#dataFiles provide the canonical fetch points for everything not shipped inside the ZIP.
Each record is one EDGAR submission of a Form S-11 registration statement, or an S-11/A amendment, filed under the Securities Act of 1933. The filer is the issuer whose securities are being registered, signed by its principal executive officer, principal financial officer, principal accounting officer or controller, and a majority of its board of directors (or trustees, for a business trust; or general partner(s), for a partnership). Selling stockholders, sponsors, external advisors, dealer managers, and underwriters are described in the prospectus but are not the registrant.
Form S-11 is restricted to two populations:
Issuers whose real estate holdings are incidental to a non-real-estate business cannot use S-11 and must register on S-1.
Form S-11 is event-driven, not periodic. A filing is triggered when an eligible real estate issuer registers an offer and sale of securities under Section 5 of the Securities Act. Typical triggers:
S-11/A amendments are triggered by:
There is no fixed calendar deadline. Initial filings follow the issuer's offering calendar (or, for emerging growth companies, follow public filing of a draft registration statement previously submitted confidentially). Effectiveness is requested by acceleration under Rule 461.
Once effective, S-11 registrants typically become subject to Exchange Act periodic reporting (Form 10-K, Form 10-Q, 8-K) under Section 15(d), and listed REITs additionally become Section 13 reporters upon Form 8-A registration.
Form S-11 sits between two neighborhoods: the Securities Act registration family (S-1, S-3, F-1) and the real estate issuer ecosystem (REIT 10-Ks, 10-Qs, operating partnership filings). The most useful comparisons are with adjacent registration forms an issuer might file instead of S-11, with the prospectus and listing artifacts that surround an S-11 in time, and with the periodic record that takes over post-effectiveness.
S-1 is the default long-form Securities Act registration under Section 6 for issuers that cannot use a short form. Content shape is very close to S-11 (business, risk factors, MD&A, use of proceeds, audited financials, full exhibit set), but Item 1 of S-11 restricts that form to (i) issuers organized as REITs under IRC Section 856 and (ii) issuers whose primary business is investing in real estate. A real-estate-adjacent operating company (hotel operator, homebuilder, proptech platform) files S-1/A, not S-11. S-11 prospectuses additionally carry property-level schedules, occupancy and rental data, and Schedule III (real estate and accumulated depreciation). S-1 is the broad base population; S-11 is the real-estate-only carve-out.
S-3 is the short-form registration that seasoned issuers migrate to once they meet General Instruction I.A registrant requirements (typically a 12-month reporting history and float threshold). S-3ASR is the automatic shelf variant for WKSIs. Established REITs almost always abandon S-11 for S-3 on follow-on equity, ATM programs, preferred stock, and senior notes because S-3 incorporates Exchange Act reports by reference rather than restating disclosure inline. An S-3 base prospectus is thin and paired with a 424B supplement at each takedown; an S-11 is a fully built-out registration. Use S-11 for IPO-stage and pre-shelf-eligibility REIT disclosure; S-3 picks up the issuer's offering activity afterwards.
Form 10 registers a class of securities under Exchange Act Section 12(g) (or 12(b) when paired with listing); it does not register an offering. REITs use Form 10 for spin-offs, carve-outs, and reporting-company onboarding without a capital raise. The narrative overlap with S-11 is heavy (business, properties, risk factors, financials), but Form 10 has no offering section, use-of-proceeds, plan of distribution, or underwriter exhibits, and there is no 424B follow-on or pricing amendment. Treat Form 10 as the offering-free analog of S-11.
Form N-2 registers closed-end management investment companies under the Investment Company Act of 1940. The dividing line is 1940 Act status: a REIT holding real property typically relies on the Section 3(c)(5)(C) exclusion and registers offerings on S-11; a vehicle whose portfolio of mortgage-related or investment securities triggers 1940 Act registration uses N-2. N-2 disclosure centers on investment objectives, advisory agreements, fee tables, and adviser identity; S-11 centers on property-level operating disclosure. They are mutually exclusive for a given vehicle but sometimes conflated when assembling a real estate fundraising universe.
424B filings (424B1-B5, B7, B8) are the operative prospectuses and supplements filed under Rule 424(b) after effectiveness or at each takedown pricing. For an S-11 issuer, the S-11 supplies the registration architecture and the 424B is the priced selling document delivered to investors. The 424B locks in pricing, share counts, and underwriting economics that were bracketed in the S-11. Use 424B for the final priced terms; use S-11 for the as-amended registration statement and complete exhibit record.
Once an S-11 issuer is reporting, periodic reports take over recurring disclosure. The 10-K updates property tables, occupancy, lease expirations, FFO/AFFO reconciliations, and Schedule III annually; the 10-Q carries quarterly financials and MD&A. Periodic reports omit use-of-proceeds, plan of distribution, and registration exhibits, and are far more numerous per issuer. S-11 captures a single registration moment (often once per issuer); 10-K and 10-Q capture the ongoing operating story. A complete REIT history requires both.
Form 8-A registers a class under Exchange Act Section 12(b) for listing on a national exchange and is typically filed concurrently with an S-11 IPO so trading can begin on the listing date. It is short and procedural, incorporating the description of securities from the S-11 by reference. 8-A confirms the listing event; S-11 carries the substantive disclosure.
Draft Registration Statements are the JOBS Act confidential submission track for emerging growth companies (and, since 2017, for most issuers' initial Section 12(b) registrations and follow-on offerings within 12 months of an IPO). DRSLTRs are the cover letters accompanying those drafts. A REIT EGC will often go through one or more DRS rounds before its first public S-11. Textual overlap with the eventual S-11 is high, but DRS lives on a separate EDGAR track and is not part of the public S-11 dataset until the issuer flips to a public filing. DRS is the upstream draft; S-11 is the canonical, citable, formally filed registration.
The S-11 dataset is the real-estate-issuer-specific Securities Act registration corpus: narrower than S-1 (real estate primary business only), more substantive per filing than S-3 (full build, not incorporation by reference), offering-bearing where Form 10 is not, outside the 1940 Act regime that defines N-2, upstream of the 424B priced prospectus supplement, upstream of the 10-K/10-Q periodic stream, parallel to the 8-A listing filing, and downstream of any pre-IPO DRS drafts. No neighboring dataset substitutes for that combination of issuer scope and full registration-statement completeness.
Form S-11 is the dedicated registration form for REITs and real-estate-investing issuers, so the dataset is read by professionals who underwrite, advise, audit, regulate, model, or trade those entities. Each role concentrates on different parts of the same filing: prospectus narrative, property schedules, financial statements, tax sections, fee tables, or specific exhibits.
Sell-side and buy-side analysts pull the Business and Properties sections for asset-class exposure, geographic mix, occupancy, weighted-average lease term, top-tenant concentration, and lease-expiration schedules. Audited financials and Selected Financial Data feed FFO/AFFO bridges and same-store NOI builds. Use of Proceeds and capitalization drive pro-forma leverage. Diffing successive S-11/A amendments tracks shifts in offering size, price range, and the property pipeline as the deal moves to pricing.
Allocators monitor new REIT entrants, especially non-traded sponsors raising blind-pool capital. They focus on prior-performance tables, sponsor track record, conflict-of-interest disclosures, advisor and property-manager affiliate arrangements, and fee-and-expense schedules. Event-driven hedge funds use pricing-range histories across amendments, free-float, lock-up, and underwriter syndicate data to size and time IPO positions.
Issuer and underwriter counsel use the dataset as a precedent library for risk factors, MD&A structure, plan-of-distribution language, and lock-up terms in the same property sector. Paralegals run exhibit searches across EX-5 legality opinions, charter documents with ownership-and-transfer restrictions, advisory and management agreements, UPREIT partnership agreements, and underwriting agreements. Diffing each S-11/A against its predecessor reveals the substance of staff comments and how peers responded.
Tax practitioners read the Material U.S. Federal Income Tax Considerations section and EX-8 tax opinions to verify Section 856 qualification language. They focus on the 9.8% ownership-and-transfer cap and excess-share mechanics in the charter, prohibited-transaction safe-harbor disclosures, TRS structuring, and the asset and income test descriptions. Output is opinion drafting and stress-testing client structures against current market practice.
Real estate audit teams benchmark Regulation S-X Rule 3-14 compliance: statements of revenues and certain expenses for individually significant acquisitions, pro forma combined-portfolio statements, internal control disclosures, and segment reporting across diverse property portfolios.
Equity capital markets teams structuring REIT IPOs, follow-ons, and ATM programs study pricing-range progression across the S-11/A sequence, over-allotment mechanics, and underwriter compensation in the EX-107 filing-fee table. They benchmark gross spreads, structuring fees, and lock-ups across comparables to advise on terms and build precedent decks.
Compliance teams distributing non-traded and lifecycle REITs use prior-performance tables, organization-and-offering expense caps, sales-load and trail disclosures, share-repurchase terms, and distribution-coverage discussions for FINRA Rule 2310 sponsor-disclosure checks, suitability reviews, and supervisory due-diligence files.
Researchers exploit the 1994-to-present span and inclusion of withdrawn offerings for IPO underpricing studies, sponsor and management quality measures, property-type and geography classification, and disclosure-readability work. Risk factors and lease-portfolio schedules supply structured features for governance and post-IPO performance studies.
Engineering teams ingest the corpus in bulk to extract property-level tables (asset, location, square footage, occupancy, rent, debt), risk-factor taxonomies, fee schedules, and director and management biographies. Uses include training domain embeddings, fine-tuning section-segmentation models on the S-11 prospectus structure, and populating normalized REIT registration databases. The TXT/HTML/PDF mix exercises multi-format ingestion pipelines.
Market intelligence vendors track which sectors (industrial, data center, single-family rental, healthcare, self-storage, mortgage REITs) are attracting registrations, and quantify capital-raise volume from cover-page offering amounts and EX-107 fee tables. Output is sector heatmaps, sponsor-pipeline alerts, and dashboards for brokerage, lending, and investment management clients.
Securities regulators, housing-finance agencies, and policy units study disclosure trends in non-traded REITs, fee-structure evolution, sponsor concentration, and the impact of prior rulemakings on observed S-11 practice. The amendment series measures how disclosure responds to policy change.
The workflows below are concrete tasks the Form S-11 Files dataset directly supports. Each one is anchored in specific parts of the record — the prospectus body, named exhibits, metadata.json fields, or the S-11/A amendment chain.
Build a comparables sheet for an in-flight REIT IPO by pulling all S-11 records whose entities[].sic equals 6798 and whose documentFormatFiles[].type includes "S-11" (initial filings only). For each issuer, parse the property-portfolio table and tenant-concentration schedule out of the prospectus body, the EX-107 Inline XBRL fee table for offering size and proposed maximum aggregate offering price, and the cover-page price range from the most recent S-11/A. The output is a normalized comp set keyed by sector, geography, leverage, and underwriter syndicate that ECM bankers and equity analysts use to triangulate pricing.
Pull every EX-8.x document across the corpus by filtering documentFormatFiles[].type and cluster the opinion text on Sections 856-860 qualification language, the form of opinion ("will" vs "should"), customary assumptions, the 9.8% ownership-limit reliance, and prohibited-transaction safe-harbor caveats. The cross-reference back to the prospectus's Material U.S. Federal Income Tax Considerations section, located via the named law firm in the experts and legal-matters discussion, lets tax counsel benchmark new opinion drafts against the prevailing market form by sector and law firm.
Group records by entities[].fileNo (the shared 333- number) and order by filedAt. Diff the prospectus body of each S-11/A against the prior amendment to surface added or rewritten risk factors, restated property schedules, new Rule 3-14 acquired-property financial statements, and changes to the offering range, distribution policy, or use-of-proceeds allocation. Because the SEC staff's CORRESP/UPLOAD letters are filed under separate accessions, the diff itself is the most reliable proxy for the substance of staff comments and how peer issuers responded.
Extract the property-by-property schedule from the Business and Properties section of each primary S-11/S-11/A document, capturing asset name, MSA, property type, square footage or unit count, occupancy, weighted-average lease term, in-place rent, top-tenant share, encumbrance, and ground-lease status. Joining the parsed rows with the issuer identifiers in metadata.json#entities produces a registration-time snapshot of the portfolio that feeds REIT data products, sector heatmaps, and same-store baselines that periodic 10-K updates can later be diffed against.
For non-traded and lifecycle REITs, extract the Prior Performance Tables and the affiliated-advisor, property-manager, and dealer-manager identifications from the prospectus, together with the organization-and-offering expense caps and sales-load schedule. Linking records across vintages by sponsor name (rather than by registrant CIK, since each program is a separate issuer) yields a longitudinal record of sponsor-program economics, distribution-coverage history, and fee structure across capital raises — the backbone for FINRA Rule 2310 diligence files and academic studies of non-traded REIT performance.
Ingest metadata.json#dataFiles for the ex107_htm.xml instance on every record from the EX-107 phase-in date forward, and parse the ffd: tagged values for security type, amount registered, proposed maximum aggregate offering price, fee rate, and registration fee paid. Aggregating by month and SIC produces a structured time series of REIT registration capital-raise volume by sector (industrial, data center, single-family rental, healthcare, mortgage REIT), bypassing HTML parsing entirely and letting market-intelligence dashboards refresh as new accessions land in the monthly ZIP.
Run an exhibit-type filter for EX-3 charter and articles-supplementary documents and EX-5.x legality opinions, and index the ownership-and-transfer-restriction language, excess-share trust mechanics, and any per-class ownership waivers granted to named holders. Pair each charter excerpt with the corresponding EX-5 opinion's enumerated assumptions and exceptions. Issuer and underwriter counsel use the resulting precedent library to draft REIT charters and validity opinions calibrated to current market practice in the same property sector.
Dataset Index JSON API: https://api.sec-api.io/datasets/form-s11-files.json
This endpoint returns the dataset metadata, including its name, description, last update timestamp, earliest sample date (1994-02-01), total record count and total size, covered form types (S-11 and S-11/A), the container format (ZIP), and the included file types (TXT, JSON, HTML, PDF). It also returns the download URL for the full dataset archive and a containers array listing every monthly container with its key, size, records, updatedAt, and a downloadUrl. Polling this endpoint daily lets you compare the per-container updatedAt values against the previously seen state and download only the containers that changed in the most recent refresh run.
This endpoint does not require an API key.
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{
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"datasetId": "1f13365b-9ae0-6955-97e9-5f92af9e7f01",
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"datasetDownloadUrl": "https://api.sec-api.io/datasets/form-s11-files.zip",
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"name": "Form S-11 Files Dataset",
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"updatedAt": "2026-05-05T02:49:17.914Z",
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"earliestSampleDate": "1994-02-01",
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"totalRecords": 34746,
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"totalSize": 1629338746,
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"formTypes": ["S-11", "S-11/A"],
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"containerFormat": "ZIP",
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"fileTypes": ["TXT", "JSON", "HTML", "PDF"],
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"containers": [
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{
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"downloadUrl": "https://api.sec-api.io/datasets/form-s11-files/2026/2026-05.zip",
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"key": "2026/2026-05.zip",
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"size": 13818783,
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"records": 154,
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"updatedAt": "2026-05-05T02:49:17.914Z"
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}
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]
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}
Download Entire Dataset: https://api.sec-api.io/datasets/form-s11-files.zip?token=YOUR_API_KEY
Downloads the complete dataset as a single ZIP archive containing all monthly containers from February 1994 to the most recent refresh. This endpoint requires an API key.
Download Single Container: https://api.sec-api.io/datasets/form-s11-files/2026/2026-05.zip?token=YOUR_API_KEY
Downloads one monthly container, organized under the YYYY/YYYY-MM.zip path convention. Use this to fetch only a specific month rather than the full archive. This endpoint requires an API key.
The dataset covers Form S-11 (initial registration statements) and Form S-11/A (pre-effective and post-effective amendments) filed on EDGAR. Form S-11 is the Securities Act of 1933 registration form prescribed by 17 CFR 239.18 for REITs as defined in IRC Section 856 and for other issuers whose business is primarily investing in real estate.
One record corresponds to a single EDGAR submission identified by an 18-digit accession number. Each record is materialized as one folder (named with the dash-stripped accession) that holds a metadata.json catalog plus every textual document the registrant transmitted — the S-11 prospectus and its exhibits — in their original TXT, HTML, or PDF form.
The registrant is the real-estate issuer whose securities are being registered: equity, mortgage, and hybrid REITs (listed, public non-listed, and registered private), real estate operating companies, real estate limited partnerships, Delaware statutory trusts, and other issuers whose primary business is investing in real estate. Issuers whose real estate holdings are incidental to a non-real-estate business cannot use S-11 and must register on S-1 instead.
The dataset starts on February 1, 1994 — capturing early voluntary and phase-in filings before EDGAR's mandatory cutover in May 1996 — and continues through the most recent refresh. Records are organized into monthly ZIP containers under the YYYY/YYYY-MM.zip path convention.
S-1 is the default long-form Securities Act registration for issuers that cannot use a short form, while S-11 is the real-estate-only carve-out reserved for REITs and issuers primarily investing in real estate. Beyond that scope difference, S-11 prospectuses additionally carry property-level schedules, occupancy and rental data, Schedule III (real estate and accumulated depreciation), Industry Guide 5 prior-performance disclosures where relevant, and Rule 3-14 acquired-property financial statements in lieu of the Rule 3-05 target-company financials used by Form S-1 dataset filers.
The body of the S-11 prospectus is not subject to general financial-statement Inline XBRL tagging the way a 10-K or 10-Q is. XBRL on S-11 records is concentrated in the EX-107 filing-fee exhibit, which the SEC's October 2021 rulemaking (Release No. 33-10997) required to be tagged with Inline XBRL using the ffd taxonomy. The dataset surfaces the extracted XBRL instance (ex107_htm.xml) through metadata.json#dataFiles, allowing direct ingestion of the structured fee data without HTML parsing.
Each record physically contains the SGML-wrapped textual primary document, the SGML-wrapped textual exhibits, the Inline XBRL EX-FILING FEES exhibit (where applicable), and the metadata.json catalog. Image files referenced from the prospectus (GRAPHIC entries) and the EDGAR-generated complete-submission .txt envelope are excluded from the ZIP but enumerated in metadata.json#documentFormatFiles with their EDGAR documentUrl, so the original submission can always be fully reconstituted.