Zoning you didn't expect
Current zoning allows far less than the listing implied. Overlays, conditional-use requirements, or comp-plan future-land-use designations cap height, density, or allowed uses — and you only find out after closing.
Pre-Purchase · Feasibility · Permit-Path Review
Know what you're buying — before you're committed.
Pre-purchase site, zoning, and permit-path review for Florida real estate. We surface approval risk, code constraints, and cost drivers while your options are still open. $400K saved on a single land evaluation.
$400KSaved on One Evaluation
6-wkTypical Feasibility-to-Permit
5Counties Covered
2-dayResponse
What goes wrong
Three risks that surface after the deposit is non-refundable.
The deals where a technical review matters most are the ones where the problem isn't obvious from the listing.
Permit path that doesn't work
The entitlement sequence the seller described isn't what the jurisdiction actually requires. A rezone, variance, or comp-plan amendment adds months and six figures you hadn't budgeted.
Hidden site constraints
FEMA floodplain, NWI wetlands, contamination flags, utility capacity gaps, access road issues, or impact-fee exposure — each one a cost driver that turns a pro-forma positive into a negative.
Request your review
Send the parcel. Get a technical first reply.
We reply within 2 business days. The first conversation is fit and scope — not a sales pitch.
What we do
Three investigation tracks. One decision document.
No slide deck. A written technical opinion sized for an LP memo or investment committee.
Site feasibility review
FEMA flood-zone classification, NWI wetlands, environmental flags, utility capacity and connection-fee realism, access, and impact-fee exposure — all layered onto the parcel before you commit capital.
Zoning & entitlement check
Current zoning, overlays, height/density/setback constraints, allowed uses, comp-plan future-land-use, and the realistic timeline and cost for any required rezone, special-use, variance, or PD/PUD process.
Permit-path analysis
The actual departmental sequence your project will follow — pre-application, DRC, planning, building, specialty permits — mapped against current jurisdictional patterns. Risk-rated, not optimistic.
Scope & deliverables
What we check vs. what you get.
What we check
Ten investigation tracks.
- Zoning — current district, overlays, allowed uses, constraints
- Future land use — comp-plan designation, pending amendments
- Floodplain — FEMA zone classification, base flood elevation
- Wetlands — NWI mapping, delineation triggers
- Utilities — water, sewer, stormwater, capacity, connection fees
- Access — road frontage, driveway permits, ROW requirements
- Traffic — mobility fees, concurrency, transportation impacts
- Environmental — contamination flags, conservation overlays, ESA triggers
- Impact fees — current schedule, applicable credits, exposure estimate
- Permit timeline — realistic sequence and duration by jurisdiction
What you get
A decision, not a deck.
- Go / no-go recommendation — direct, written, defensible
- Risk register — constraints prioritized by severity with code citations
- Cost-driver summary — impact fees, connection fees, entitlement costs
- Permit-path memo — departmental sequence, timeline, and cost ranges
Case study
$400K saved on a single land evaluation.
A Central Florida parcel looked straightforward on the listing. The buyer's attorney did clean title work. The financial model worked. But a zoning overlay — missed by everyone in the deal — capped the site's density well below what the seller represented.
Two hours of technical analysis surfaced the constraint. The buyer renegotiated the purchase price down by $400,000 on the basis of the finding. The evaluation cost a fraction of what it saved.
Send us the parcel ID, address, or LOI — we'll tell you what we'd want to look at first.
Get Your Feasibility Review 2-day response