The listing is the smallest part of the story.
Flood zones. Legal access. Covenants. Mineral rights. Water. The things that decide whether a parcel is worth buying almost never appear in the ad. We find them before you spend the money.
Access, flood, title, water, restrictions and real cost—read together, not in isolation.
- Fee basis
- Flat, quoted upfront
- Commission
- None — we never broker
- Turnaround
- 3 to 10 business days
- Guarantee
- Money back on material findings
Run on every parcel, every tier — title, access, zoning, utilities, hazards.
We're not brokers. Nothing we find pays us more or less, so the report says what it finds.
Priced per parcel before we start. No hourly creep, no surprise invoice.
Public records, county offices and direct calls — not a scraped auto-generated PDF.
Here is a parcel that looks perfect.
“Beautiful wooded acreage with mountain views and seasonal creek. Great hunting and recreation. Road access. No restrictions. Priced to sell, motivated seller.”
- 01
The road access is an ATV trail.
No vehicle access of record. A truck cannot legally reach the parcel, which means no lender will finance it and no future buyer can either.
- 02
The covenants forbid living on it.
No residence and no timber harvest until the owner-financed loan is paid in full. Fifteen years at their terms.
- 03
The real price is not $21,000.
Financed to term, the total comes to roughly $145,000 on land the county assesses at a fraction of that.
- 04
The listing page already says sold.
It is being resold privately, and the seller may still owe on the original contract, which means those covenants follow the land to you.
None of that was in the ad. All of it was public record.
Twelve questions, in the order that matters.
Parcel identity
APN, legal description, boundaries of record
Legal access
Deeded frontage, easements, prescriptive claims
Flood exposure
FEMA zone against the parcel polygon
Zoning and use
Permitted use, setbacks, buildable envelope
Covenants
Recorded restrictions, HOA, deed conditions
Liens
Encumbrances, judgments, back taxes
Mineral rights
Severance history, active leases
Water
Public service, well records, surface rights
Soil and slope
NRCS survey, drainage, septic suitability
Wetlands
NWI indicators and constraint mapping
Tax posture
AG exemption, rollback exposure
Comparables
Closed sales within eight miles
The full run is 47 checks — read them all on the land due diligence checklist, or start with our guide to how land due diligence works and the order to run it in.
Download 47-point checklist“These reports are incredible, and the side-by-side made the decision really clear.”
Get the 47-point land checklist
The same checklist we run on every parcel. Enter your email and we'll send the PDF right over.
One email with the file. No newsletter, no spam.
Not sure what to check first? Read what to look for when buying land or see our land due diligence services if you want the research done for you.
Send the one you are actually looking at.
Every report is quoted flat-fee per parcel before work begins, and every quote carries the money-back guarantee.