Site Evaluation:
$400K Risk Identified
A buyer needed fast clarity on a 3-acre Central Florida site before a non-refundable contract deadline. A clean title search had created false confidence — no engineering or zoning review had been conducted.
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Overview
A buyer needed fast clarity on a 3-acre Central Florida site before a non-refundable contract deadline. A clean title search had created false confidence — no engineering or zoning review had been conducted.
Scope of Work
Result
Three critical issues found: a conditional zoning restriction blocking the intended use, a utility easement displacing 30% of the planned footprint, and a flood zone designation requiring expensive mitigation. Client avoided a $400,000 mistake.
$400,000+ in avoided capital loss
What
Happened
The buyer was two weeks from a non-refundable earnest money deadline on a 3-acre parcel. Apice completed a rapid feasibility review in four days. The zoning analysis revealed a conditional use restriction that would have prohibited the buyer's intended commercial development entirely — a restriction that existed in the zoning code but was not visible in the title chain. The utility easement covered nearly a third of the buildable area. The flood zone designation would have required elevation and mitigation adding an estimated $280,000 to the project cost. The buyer used Apice's findings to negotiate a contract extension, conducted additional investigation, and ultimately walked away with a full earnest money refund.
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