Land due diligence
Know if you can build on it — before you buy it
A flat-fee report on any Central Florida parcel: what it's zoned for, whether it can actually be built on, what it will cost to get there, and what the finished product is worth. Written by a builder, not a data scraper.
Seminole · Orange · Osceola · Volusia · Lake · Flagler · Brevard · Polk
A cheap lot is cheap for a reason
Sometimes the reason is that nobody has looked at it yet — that's a deal. Sometimes it's a wetland line through the buildable area, a septic that won't perc, no legal access, or a parcel that was never a lot of record and can't be permitted without a re-plat. That's a $40,000 lesson.
The report tells you which one you're looking at — before the money is non-refundable.
What you get
Inside the report
Every report runs the same checklist, in the same order, so two parcels can be compared side by side.
Zoning & permitted use
Current zoning, what it allows by right, density, and whether the use you want needs a variance or rezone.
Lot of record & platting
Is it a legal, separately buildable parcel — or does it need to be split, joined, or re-platted first?
Utilities & septic vs sewer
Water, sewer, power, and what's actually at the road versus what the listing claims. Septic feasibility and drain-field implications when there's no sewer.
Soils, fill & flood risk flags
Known problem soils, likely fill requirements, flood zone, and the wetlands picture — the three line items that quietly eat a budget.
Buildable envelope
Setbacks, easements, access, and what square footage and footprint actually fit once you subtract the constraints.
Permitting path & impact fees
Which county or municipal path this parcel runs through, the approvals sequence, and the fee exposure to budget for.
The exit math
Comparable finished-home values, an order-of-magnitude build cost, and the residual land value that falls out of it — the number that tells you whether the ask is a deal.
The verdict
Build, build-with-conditions, or walk — in plain English, with the conditions named.
Who orders one
Who buys these
Out-of-state buyers
You found a cheap lot online. Cheap lots are cheap for a reason — this tells you which reason.
Investors & wholesalers
Underwrite before you tie it up, and know exactly what to disclose to your buyer.
Agents
Hand your client a builder's answer instead of a shrug. Order one for a listing and price it right the first time.
Landowners
Understand what you're sitting on before you list it or turn down an offer.
Order a report
Send the parcel and we'll confirm scope, price, and turnaround before any payment.
Put the property address or parcel ID in the message field — that's all we need to quote it.
The Land Due Diligence Report is an informational opinion prepared from public records, county sources, and building experience. It is not a survey, a geotechnical or environmental engineering report, a title opinion, a legal opinion, or an appraisal, and it is not a substitute for any of them. Final buildability determinations rest with the applicable county or municipality.