Land due diligence services, done by hand.
Flat-fee research reports that verify title, zoning, access, flood, utilities and more — before you close on a parcel you have not fully seen.
Title and ownership review
Deed chain, owner of record, liens, judgments, tax status, recorded easements, covenants, and any severed mineral or water rights.
Zoning and land use analysis
Current zoning, permitted uses, setbacks, lot coverage, subdivision potential, overlay districts, and rollback tax exposure.
Access and road frontage
Public road frontage, recorded easements, physical passability, road maintenance agreements, and who maintains the route.
Flood, wetlands and environment
FEMA flood zone, National Wetlands Inventory, protected species, slope, and soil suitability for septic.
Utilities and cost stack
Electric run distance, water source, septic feasibility, natural gas, internet, and a realistic estimate of total site-prep cost.
Written report with sources
Plain-English findings, source links, a plain recommendation, and a call to answer any follow-up questions.
Send the parcel
Submit the parcel address, county, APN, or listing link. We'll confirm scope and turnaround.
We research by hand
County records, GIS, FEMA, NWI, NRCS soils, and direct calls. No automated reports.
You get a written report
Plain-English findings, source links, and a recommendation. Money-back if we miss something material.
Questions about our land due diligence services
What land due diligence services do you offer?
Hand-researched reports covering title, zoning, access, flood, utilities, soil and mineral rights. We deliver a written report with sources and a plain-English recommendation. Tiers range from a quick records search to a full feasibility study.
How much do land due diligence services cost?
Every report is quoted flat-fee per parcel before work begins, based on the county, scope and deadline. No commission, no percentage of sale price, no hidden fees. Contact us with the parcel for a written quote within one business day.
How long does a land due diligence report take?
Essentials takes 3 to 5 business days; Standard 4 to 6; Premium 5 to 7 with annotated maps; Dream 7 to 10; Search 2 to 4. Turnaround depends on county response times.
Do you cover every state?
We research parcels nationwide. Every county organizes records differently, so we quote turnaround only after we know the parcel's county and what records are available online.
Can I use your report for a lender or attorney?
Yes, but we are not a title company, law firm, or surveyor. We provide research and findings, not legal opinions or binding title insurance. Most clients share our report with their attorney, lender, or agent.
Compare our services to the checklist
Enter your email and we'll send the 47-point checklist plus a sample report. See exactly what a delivered report covers before you order.
One email with the file. No newsletter, no spam.
Land due diligence: the complete guide — our full hub of land research guides, from title and access to soils, zoning and cost.
Related reading: how pricing works, the land due diligence checklist, and how land due diligence works.