Clear answers. Stronger decisions.

Know what the listing does not say, before the diligence clock starts.

A three-page land due diligence report on any parcel in eastern North Carolina: flood zones measured to the acre, soil drainage and septic suitability, ownership and title flags, CAMA and zoning context. Every number carries its source and the date it was pulled. Delivered within 48 hours.

Request a report See what it answers

Covering

Hyde, Pamlico, Beaufort, Craven, Carteret, Onslow, Jones, Tyrrell, Dare, and Washington counties. Other eastern NC counties on request.

AVA LAND REPORT 1,726± acres, Pungo River frontage, Hyde County Asking $10.87M. Listing states the tract is "well drained."

Summary. 93% of the tract is FEMA Zone AE. By acreage, no portion maps as well drained; roughly 80% is hydric. A genuine 171-acre block sits outside the high-risk zone and is the natural anchor for the development concept. The offering is a carve-out of a 2,420-acre corporate parcel; the boundary does not yet exist.

2 KEY ITEMS

3 CONDITIONS

4 CLEAR

Flood zone	Detail	Acres	Share
Zone AE	Base flood elevation 4 ft	1,547.7	64.1%
Zone AE	Base flood elevation 5 ft	693.7	28.7%
Zone X (shaded)	0.2% annual chance	146.8	6.1%
Zone X	Minimal hazard	23.9	1.0%

Measured across the county parcel boundary, not sampled at a point. Sources: FEMA NFHL, USDA SSURGO, NC OneMap parcels.

Real data.
Clear answers.
Greater confidence.

Raw land, real answers

Land buyers get no help. Home buyers get lenders and inspectors.

On a house, the lender orders an appraisal and the insurer wants an inspection. On raw land you are on your own, and the answers that decide the deal live in six places at once: a FEMA panel, a soil survey, the register of deeds, the county health department, a coastal land use plan, and a listing written by the seller's side. Rural land diligence periods run 30 to 90 days for a reason.

The tools that exist sit at two extremes. This report sits in the middle.

FEMAFlood maps and risk

Soil surveySoils and suitability

Register of deedsOwnership and history

County health departmentSeptic and health requirements

Coastal land use planZoning and restrictions

Seller's listingProperty details and claims

Free map apps

Raw data. DIY interpretation.

Raw data layers and index scores
Their own instructions say to paste the output into an AI and interpret it yourself
No acreage math, no county context, no judgment

This report

All the sources. One clear answer.

Interpreted, source-cited, specific to the parcel and the county.

Two days, not two months.

Consultant relay

Experts hired separately.

A forester, a soil scientist, an attorney, and a wetland consultant, each hired separately.

Several thousand dollars
Several weeks, or longer
Before you know if the deal was ever alive

Clear land decisions

Real parcels. Real answers.

What a land due diligence report answers, with real findings from real parcels

Same land. A clearer view.

Flood, to the acre

FEMA zones and base flood elevations measured across the full parcel boundary, so you know how many acres are buildable, not just whether the pin lands in blue.

Real exampleA 5.5-acre listing near Scranton: the whole site in Zone AE with the ground a foot below base flood elevation. The listing never used the word flood.

Soils and septic

Drainage class, hydric rating, and septic absorption suitability, acreage-weighted, in plain language.

Real exampleThe same listing promised "plenty of room" for a septic system. The soil was rated Very limited with the water table at the surface. Acreage does not fix a saturated soil profile.

Ownership and title flags

Owner of record, deed reference, assessed value, and the warning signs a title attorney looks for first.

Real exampleCounty records showed heirs' property and 4.25 acres, not the advertised 5.5. A 23% difference the buyer would have paid for.

Coastal and regulatory context

CAMA areas of environmental concern, coastal wetland protection, riparian buffers, present-use value tax exposure, and whether the county has zoning at all (several here do not).

What the price is really buying

How the acreage splits between timber, marsh, and workable ground, so a blended price per acre can be taken apart and negotiated.

Real exampleOn a 500-acre waterfowl tract, 36% was tidal marsh. The effective price on the workable ground was $2,600 an acre, not the $1,800 on the sign.

Who to call next, and in what order

Every report ends with the specific county office, state field representative, or professional the parcel actually requires, with phone numbers, so the expensive help gets hired in the right sequence.

Trusted sources. Clear decisions.

Why every number carries its source

A land decision gets challenged: by a lender, a title attorney, an insurer, a buyer's consultant, or the seller across the table. A report that can be checked survives that. A report that asks to be trusted does not.

So each figure in an AVA Land report records where it came from (the federal or state system, the county record, or the listing), the date it was pulled, and the parcel geometry it was measured against. Judgments are labeled as judgments and kept apart from the record. On a Verified Report, each confirmation names the office, the person reached where they gave one, and the date, so the file shows who established what.

The report is a PDF you can forward. The evidence behind it is available alongside as a structured bundle for lenders, attorneys, and appraisers who want to attach the sources to their own file.

Evidence builds confidence.

Federal and state systemsFEMA, NRCS, USGS and more

County recordsDeeds, ownership, assessed value, zoning

Listing dataProperty details and claims

Parcel geometryMeasured against official maps

Direct confirmationCounty offices, state reps, professionals

Verified reportOne answer. All the sources.

Source namedEvery figure shows exactly where it came from.

Date recordedThe date it was pulled and measured.

Judgments labeledFacts are kept separate from professional judgment.

Contacts includedPhone numbers and next steps, ready to use.

Three perspectives. One parcel.

Built for the people who sign on land

Different roles. Different questions. One source of truth.

Land investors and buyers

Run it before the offer, not during the diligence period. A report that kills a bad parcel in two days is the cheapest mistake you will never make. A report that clears one lets you move first while everyone else is still calling the county.

Listing brokers

A serious buyer's team will measure the flood and soil numbers whether you have them or not. Attach the report to the listing and the offering defends its price on the same data the buyer is using. Many brokers already attach raw soils maps; this is the interpreted version.

Appraisers, lenders, attorneys

A cited, acreage-level baseline that takes the first day of assembly off the file. Every figure traces to a public source and every judgment is labeled as one.

From address to answers

How it works

A clear process. A complete picture. No back and forth.

Send the parcel

An address, a county PIN, or a listing link is enough. Large or multi-parcel tracts are welcome.
Report in 48 hours

Federal, state, and county records pulled and analyzed across the actual parcel geometry. You receive the three-page report.
Verified Report in five to ten business days

Written inquiries to the county offices and the state coastal field representative, each answer recorded with the office, the respondent, and the date. Septic permit history, zoning confirmation, deed chain.
Hire the right help

The report tells you which professional the parcel needs first. Often it is one call, not four.

Simple pricing. Real answers.

Pricing

Know the cost before work begins. Priced by parcel complexity, not by the hour. Large tracts and listing packages are quoted after a look at the parcel.

Report

From $250 per parcel, up to 25 acres

Full three-page report within 48 hours
Flood, soils, ownership, regulatory context, price context
Every figure cited to its public source
Recommended next steps with contacts

Tracts over 25 acres and multi-parcel assemblies from $500, quoted before work begins.

Verified Report

Report plus $200 five to ten business days

Everything in the Report
County environmental health, planning, and tax office confirmations in writing
Register of deeds pull and deed chain summary
Coastal management field representative contact on waterfront parcels

The tier no software can offer. The questions go to the offices in writing, and every answer is recorded with its source.

Listing brokers: ask about per-listing packages bundled with photography and drone work for land listings.

Get started

Request a report

Send the parcel and how you are involved with it. You will hear back the same business day with a confirmed price and delivery date.

Reports are compiled from public records and are not a survey, appraisal, title opinion, soil evaluation, wetland delineation, or legal advice. They tell you which of those you actually need.

A few reasons buyers ask

Avoid costly surprisesSee flood risk, soil and septic constraints, and title flags before you commit.

Make faster, clearer decisionsGet the facts you need in 48 hours, with sources and context.

Built for real peopleWritten for land investors, buyers, brokers, appraisers, lenders, and attorneys.

Local expertiseFocused on eastern North Carolina, with county-level insight and context.

Better information
builds stronger communities.