Frequently asked questions

Land Prowler checks a vacant land parcel for deal killers before you commit money to it. You enter an address or parcel ID and it checks public records for flood zone, wetlands, legal road access, zoning, special districts, HOA and more. Each finding is labelled Verified, Likely or Needs a call, so you know how much weight to give it.

Yes. The screen opens at launch and will be free for anyone, with no signup. It covers road and legal access, special districts, HOA, flood, wetlands and other hazards, zoning, utilities and septic, and slope, and shows what's flagged and how sure we are. The full report adds the evidence and source behind each finding, the county offices to call with their numbers, and likely buyers. Your first full report is free with an account (one per person).

No. Reports are automated from public data and are not reviewed by a person. They are not a survey, title search or legal advice. A real person does follow up after your first report to hear how the deal went.

Some questions can't be answered from any online record, such as whether a county will issue a driveway permit. Those are marked Needs a call, and the report gives you the county office to ring, with the number and what to ask.

The most reliable sources for vacant land are FEMA's National Flood Hazard Layer for flood zones, the U.S. Fish and Wildlife Service's National Wetlands Inventory for wetlands, county GIS and road records for zoning and legal access, the county tax collector and property appraiser for taxes and special assessments, and the county recorder for deed restrictions. Going to these primary sources instead of aggregators is what makes a result trustworthy.

Yes. Both can make a lot unbuildable or expensive to build on, and neither is obvious from a listing. You can check them yourself on FEMA's flood map service and the National Wetlands Inventory mapper. Land Prowler checks both on every parcel and shows the record it used.

No. A clean result means nothing was flagged in the public records we checked. Records can be out of date or incomplete, which is why every finding carries a certainty label and why some items are marked Needs a call.

A single full report is $39. Membership is $200 a month and includes 10 full reports and up to 100 new parcel screens a day; extra reports are $25 each. There is nothing to set up and no contract.

Yes. The first 10 members pay $99 a month and the next 15 pay $150 a month, for as long as the membership stays active. Both get the first month free, a direct line to Eli, and a say in which counties we add next. Founding seats open at launch.

Land Portal and Land Insights help you find leads and price deals: parcel search, filters, comps and mailing lists. Land Prowler starts after you've found a parcel. It checks that one parcel for deal killers, labels how sure each finding is, and tells you who to call for what the records can't answer.

At launch, Brevard and Marion counties in Florida. We start where we can check every deal killer properly, including special districts and county road records. Outside covered counties we tell you plainly instead of showing a thin result. More counties follow, and founding members help choose which.