A real report, redacted for privacy.
Every report is researched by hand. Not automated, not outsourced. Each section carries the finding and a plain English read on what it actually means for the purchase.
5.01 acres, Collin County, Texas.
A buyer sent this parcel over in April 2026. It looked clean on the listing. Five acres, road frontage, priced under the county average, described as unrestricted.
The research confirmed most of that, which is worth saying plainly. Not every report kills a deal. Sometimes the value is knowing the good parcel really is good, and knowing which single item still needs a phone call before you sign.
Sometimes the finding is that the good parcel really is good.
The findings, section by section.
| Section | Record | Detail | Status | Read |
|---|---|---|---|---|
| Parcel identity | APN verified against county appraisal district | Legal description matches deed of record | Clear | Confirmed |
| Flood exposure | Outside FEMA Zone AE fringe | No mapped floodway on the polygon | Clear | Confirmed |
| Legal access | Deeded frontage on a paved county road | Financeable access of record | Clear | Confirmed |
| Zoning and use | Unrestricted county designation | Residential and agricultural use permitted | Clear | Confirmed |
| Septic | Permitted conventional system on file | Inspection date within five years | Clear | Advantage |
| Water | No public water service to the parcel | Nearest well logs show 180–240 ft depth | Open item | Resolve first |
| Mineral rights | Partial severance recorded 1974 | No active lease or production | Note | Low risk |
| Tax posture | AG exemption active | Rollback exposure if use changes | Note | Budget item |
This parcel scores well across the critical categories. The confirmed septic system and deeded road access are significant advantages for a buyer intending to build. The single item to resolve before offering is the water source, since there is no public water and the well cost is the largest unknown in total spend.
Five acres, road frontage, unrestricted. All broadly true. What it did not mention was the absence of public water, the one line item that could move the real cost of this parcel by tens of thousands of dollars.
Every finding above comes out of the 47-point land due diligence checklist. To see how the phases fit together before you order, read the land due diligence guide.
Want this as a PDF, plus the 47-point checklist?
Drop your email and we'll send the 47-point land due diligence checklist we run on every parcel.
One email with the file. No newsletter, no spam.