Site Intelligence, Verified.
Parcel-level due diligence for South Florida — straight from county and federal records.
Source-labeled zoning, risk, market, and Live Local Act indicators across Miami-Dade, Broward, and Palm Beach.
7-day free trial · From $9.99/mo · Cancel anytime
Verified first. Analyzed second.
Every report starts with official records, then layers in analysis. You always know what's fact and what's interpretation.
Official records pulled in real time
Zoning code, folio, flood zone, lot size, land use, assessed value, contamination status, and wetland presence — sourced directly from county and federal databases every time you scan.
Verified dataParcel-specific intelligence
Live Local Act indicators, development potential, environmental risk, and market context — all grounded in source-labeled data and flagged when deterministic inputs are missing.
AI analysisWhat every scan includes
Six dimensions per parcel. Every data point tagged by source so you know what's verified record and what's analysis.
Flood zone & property record
FEMA flood zone, SFHA status, base flood elevation, folio number, lot size, assessed value, and land use — queried fresh from county and federal databases on every scan.
Zoning intelligence
Zoning code pulled from county records, then analyzed: permitted uses, height, FAR, density, setbacks, and lot coverage with municipal code references.
Live Local Act scan
AI-assisted Live Local Act screening with statutory context, AMI thresholds, municipal notes, and clear flags when deterministic source data is incomplete.
Risk assessment
Contamination, wetlands, flood exposure, historic preservation, airport noise, and coastal construction — each scored CLEAR, MODERATE, or CRITICAL using verified data where available.
Market context
Submarket positioning, verified median pricing, comparable development activity, regulatory climate, and pending zoning changes.
Interpreted intelligence
Interpreted development capacity, zoning compliance, density reconciliation, risk scoring, entitlement outlook, and comparable activity where source data supports it.
3
Counties covered
<1m
Typical scan time
6
Intelligence dimensions
Built for parcels, not general questions.
General AI tools weren't designed for site due diligence.
General-purpose AI
- –Generic zoning info, not parcel-specific codes
- –No county API connection — can’t pull your actual folio
- –No source labels — you can’t tell fact from guess
- –General Live Local overview, not parcel-grounded statutory screening
- –A chat thread, not a structured intelligence report
ParcelScan
- +Real-time county property records for all three counties
- +Flood zones from federal databases, not AI guesses
- +Actual zoning codes from county GIS, not MLS approximations
- +Every data point tagged: verified record vs. AI analysis
- +Structured intelligence report, not a chat thread
Pricing
No contracts. Cancel anytime. 7-day free trial on both tiers.
Base
$9.99/mo
7-day free trial
- +10 scans/day and 100 scans/month
- +All 3 counties — Broward, Miami-Dade, Palm Beach
- +Verified zoning, flood zone, folio, lot data
- +Live Local Act indicator screening
- +Risk assessment (flood, contamination, historic)
- +Market context and comparable activity
- +Scan history
Pro
$24.99/mo
7-day free trial
- +Everything in Base
- +50 scans/day and 500 scans/month
- +Zoning interpretation with density reconciliation
- +Adaptive capacity analysis — existing assets and greenfield sites
- +Risk severity scoring with mitigation paths
- +Live Local Act statutory analysis with source-labeled math where deterministic inputs are available
- +Entitlement outlook (by-right vs variance vs rezoning)
- +Comparable development activity within 1 mile