Land research + consulting pricing.
Transparent starting prices for single parcels, and volume partner pricing for firms. Every fee is flat and quoted for your parcel before any work starts.
Parcel screens start at $199. Full written reports start at $450. Firms running volume, see the professionals desk.
Single parcel
Parcel Review
Starting at$199
A focused look at one parcel when you need to know if it's worth pursuing.
- · Access, flood, wetlands and soils checked against the records
- · Red flags and gaps called out in plain English
- · A short call or written notes on what to check next
Single parcel
Full Due Diligence + Consulting
Starting at$450
The full record run on one parcel, then I work through it with you.
- · Deed chain, recorded access/easements, restrictions and covenants
- · Zoning research, utilities, water and septic clues, parcel history
- · Flood, wetlands, soils and terrain mapped with sources
- · A call to go over what it means for your plans and what to verify
For firms
Firm / Volume Partner
Custom volume pricing
Recurring land research and consulting for teams that screen parcels every month.
- · Volume pricing set by monthly parcel count
- · One consistent format your team learns once
- · Findings explained to your team, not just dropped in a PDF
- · Priority turnaround on agreed volume
Starting prices. The final flat fee is quoted for your parcel before any work starts, based on county records, acreage and deadline. It's research and consulting, not a survey, legal opinion, engineering determination, title opinion or permit guarantee.
A person reads the records
Automated reports pull the same national layers for everyone. I read the deed, the plat and the county file for your parcel and call the office when the record is unclear.
Every finding has a source
You see where each answer came from, so your attorney, surveyor or lender can check it.
I tell you what it means
A flood zone or an old easement means different things for a cabin, a subdivision or a resale. I interpret it for what you're actually planning.
I stay on it with you
When something needs a surveyor, attorney, engineer or title company, I tell you which one and what to ask. That's the consulting part.
- 1
Send the parcel
An address, an APN, or a listing link. That is all I need to look.
- 2
Get the fee in writing
One flat fee for that parcel, usually back to you the same day. You approve it before anything starts.
- 3
Pay, then get the report
A secure invoice link by email. Research starts once it is paid, and the report arrives by the agreed date.
The fee covers the whole file: records pulled, offices called, findings written up and a call to walk through them. If the research turns out to be simpler than expected, the fee stays as quoted. If it turns out to be harder, the fee still stays as quoted. You can see exactly what the finished product looks like in the sample report, and the full scope is on the services page.
- Flat fee, quoted per parcel, approved in writing first.
- Paid by secure invoice link before research begins.
- Delivered by the agreed date, with a call to read it together.
- Lender-ready file format available on request.
Where the parcel sits
Counties with online deeds, plats and GIS cost less to research than counties that keep records on paper.
Acreage and parcel count
One 5-acre lot reads faster than a 300-acre assemblage stitched from four deeds.
Depth of the chain
How far back the deeds and severances need to be traced before the picture is complete.
Rights that split off
Mineral, timber and water rights each carry their own record trail when they have been severed.
Constraint mapping
FEMA flood, wetland indicators, soils and slope read against the actual parcel polygon.
Your deadline
A standard turnaround costs less than a file that has to be finished inside a short option period.
How much does land due diligence cost?
A Parcel Review starts at $199 and Full Due Diligence + Consulting starts at $450. The exact flat fee is quoted for your parcel before any work starts and does not change once you approve it. Firms get volume partner pricing.
Why are these starting prices and not fixed prices?
County record systems differ enormously. One county publishes deeds, plats and tax rolls online; the next keeps them on paper and answers the phone twice a week. Starting prices give you a fair idea; the quote reflects what your parcel actually takes.
Why pay more than a $49 automated report?
Automated reports pull the same national map layers for every parcel. I read your parcel's actual records, call the county when it's unclear, source every finding, and then explain what it means for your plans and what to verify next.
What changes the price of a report?
Acreage and number of parcels, whether the county records are digital or on paper, how deep the deed chain runs, whether mineral or water rights need separate research, whether the parcel needs a floodplain and wetland read, and your deadline.
Do I pay before the research starts?
Yes. You receive a written quote and an invoice with a secure payment link. Research begins once the invoice is paid, and the report is delivered by the agreed date.
Is this cheaper than a survey or a title search?
It is a different product. A survey stakes boundaries, a title search confirms ownership and liens. This report reads the whole public record — access, flood, zoning, covenants, minerals, water, taxes and comparables — and tells you which of those you still need and why. Most buyers use it to decide whether a parcel is worth paying for a survey at all.
What if the report kills the deal?
That is the report doing its job. The fee is a fraction of what a landlocked or unbuildable parcel costs, and you keep the research for the next parcel you look at.
Not ready for a quote yet?
Take the 47-point checklist I run on every parcel and start with it yourself. Free, and it tells you fast whether a parcel is worth paying anyone to research.
One email with the file. No newsletter, no spam.