Frequently asked questions

ParcelScan is a parcel intelligence platform for South Florida real estate. Enter any address in Broward, Miami-Dade, or Palm Beach County and receive a detailed report covering zoning, development potential, flood risk, Live Local Act indicators, and environmental flags — in under a minute.

Every scan starts with authoritative sources where available — county property records, federal databases, zoning references, and official maps — then clearly labels what came from records versus AI-assisted analysis. Multifamily rent context may also use licensed market-survey data where available. Some jurisdictions expose cleaner records than others, so source labels matter.

The property, zoning, and flood data in your report comes directly from official records and is as accurate as the source itself. Our AI analysis layer interprets and contextualizes this data but clearly labels what is verified versus what is AI-generated. Generic corridor addresses, assemblages, and same-owner adjacent parcels may require extra parcel-resolution review before capacity math is final. If you ever find an inconsistency, use our support page to report it — our system re-validates against source data in real time.

Broward, Miami-Dade, and Palm Beach — the three counties that make up the South Florida metro. We plan to expand coverage in the future.

Each scan includes: verified property data (folio, zoning code, land use, lot size, year built), zoning analysis with development potential, FEMA flood zone classification, Live Local Act indicators, risk flags (contamination, wetlands, historic preservation, airport noise, coastal construction), and current market context. Pro subscribers also receive interpreted intelligence with capacity analysis and entitlement outlook where source data supports it.

Florida's Live Local Act (SB 102, effective 2023) allows qualifying multifamily developments to bypass certain local zoning restrictions on height, density, and use if statutory conditions are met. ParcelScan screens parcel-specific Live Local indicators and labels when deterministic source data is strong enough to support height, density, or affordability math.

Base includes verified property data, zoning analysis, Live Local indicators, risk assessment, and market context with a standard allowance of 10 scans/day and 100 scans/month. Pro increases the allowance to 50 scans/day and 500 scans/month, then adds an interpretation layer with capacity analysis, risk scoring with mitigation paths, source-labeled Live Local math where deterministic inputs are available, entitlement outlook, comparable activity — plus PDF export and shareable report links you can send to partners, investors, or attorneys.

Base is $9.99/month with a 7-day free trial. Pro is $24.99/month. You can cancel anytime from the Manage billing link in your ParcelScan dashboard, which opens the Stripe billing portal.

Yes. ParcelScan uses tiered fair-use guardrails to protect performance and inference costs. Base includes 10 scans/day and 100 scans/month. Pro includes 50 scans/day and 500 scans/month. The API also applies short-window abuse protection, so scripted bursts may receive a 429 response even before the daily or monthly allowance is reached.

Yes. Enter the complete street address including city, state, and ZIP code (e.g., "1050 Brickell Ave, Miami, FL 33131"). For assemblages, include every known folio/APN when possible. Partial or generic corridor addresses can map to only one parcel, so ParcelScan may flag capacity math for review until the exact folio set is confirmed.

Most scans complete in 20-40 seconds. The system queries multiple data sources in parallel and then runs AI analysis on the results.

Yes. ParcelScan works for any parcel type — residential, commercial, industrial, vacant land, or mixed-use. The zoning analysis and Live Local assessment adapt to whatever the property's current classification is.

Use the "Report an issue" link at the bottom of any scan report or visit our support page. Our system will re-query the original data sources to validate your correction. If confirmed, the fix is applied automatically. If there's a discrepancy, it gets flagged for review.

Your scan history is tied to your signed-in account and may also be cached locally in your browser for faster loading. We don't sell your search data. Shareable Pro links are public to anyone with the link, so only share reports intentionally.

Yes — Pro subscribers can export any scan as a PDF or generate a shareable link. The PDF includes all verified data, analysis sections, and the ParcelScan branding. Shareable links open a read-only version of the report that anyone can view without a ParcelScan account — useful for sending to partners, lenders, or attorneys.

Real estate investors, developers, brokers, attorneys, and anyone evaluating South Florida parcels for acquisition or development. Whether you're checking a single property or screening dozens, ParcelScan gives you the verified data and analysis that would otherwise take hours of manual research.