Built for land & development
AI for Land and New Construction Investors.
The best land deals close before they ever hit a listing. VERA finds the parcels, the motivated sellers, and the numbers that work, so you are first to the table instead of bidding against ten other builders.
The read
Where AI finds the edge in deals and leads for land & development.
Land and new construction is a research game disguised as a real estate game. The deal is won by whoever understands the parcel first: zoning, entitlements, utilities, flood and soil, what the comps say a finished product clears, and whether the seller will actually move. Most investors do that work one parcel at a time, by hand, after the property is already on someone's radar.
A tool promises to speed that up. But the tool you buy this quarter is built on what was true last quarter, and land intelligence moves faster than that: new parcel data, new zoning changes, new permit filings, new ways to read a market. By the time a platform ships a feature, the edge it captured is already common. A consultant has the same problem, plus a retainer that bills whether or not you close.
VERA is the other thing. We are a partner that sits at the frontier of what AI can do with property, parcel, and seller data, and we put that directly into your pipeline. When a better model or a better data source shows up, you get it inside your deals, not in a slide deck six months later. The edge keeps compounding because we keep moving.
And we only make money when you close. No retainer, no hourly, no paying to find out if it works. We bring the deals and the analysis. You build.
What slows the deal flow
The drag is real. The fix is better signal, not more hours.
- 01Deal flow is thin and getting thinner. The good infill lots and assemblage plays are picked over before you hear about them, and brokers send you the same tired listings everyone else is chasing.
- 02You are bidding against builders and land bankers on anything that hits the MLS, which means you are competing on price for the deals with the least margin left.
- 03Seller lists go stale fast. The owner of that 12-acre parcel moved, died, transferred it to an LLC, or already sold, and you find out after you have mailed them three times.
- 04Feasibility takes days you do not have. Zoning, setbacks, utility access, impact fees, and density math have to line up before you can even price an offer, and by then the parcel is gone.
- 05Comps for finished product are a guess. New construction and land have thin comp sets, so your ARV and your exit number are built on three sales that barely match the lot you are actually building on.
- 06You are doing all of this alone or with a part-time VA, so the research that actually finds off-market deals always loses to the fire of the week.
What changes
Specific moments in your pipeline, after.
01 / 04
Monday, instead of refreshing the MLS
A list is waiting: 40 parcels in your target submarkets that fit your buildable criteria, ranked by how likely the owner is to sell and how clean the entitlement path looks. None of them are listed. You spend the morning calling, not searching.
02 / 04
The 9-acre parcel, priced in an hour
Instead of three days of zoning lookups and napkin math, the feasibility read is in front of you the same morning the lead comes in: allowable density, setback and utility constraints, an as-built comp set, and a number you can actually offer with confidence.
03 / 04
The seller who never lists
An out-of-state owner inherited a parcel they have paid taxes on for nine years and never thought to sell. VERA surfaced the ownership signal, skip-traced current contact, and reached out in your name. You are the only buyer at the table.
04 / 04
A pipeline you can see
Instead of a shoebox of half-finished leads, you have a live view of every parcel in motion, where each seller stands, and which deals are worth your next call. The week runs on signal, not on whatever is loudest.
What we ship
The workflows we build for land & development.
- 01
Off-market parcel sourcing
We hunt your target submarkets for buildable land and teardown opportunities that fit your criteria, vacant lots, underutilized parcels, assemblage candidates, and surface them before they list.
- 02
Motivated-seller signal scoring
Tax delinquency, out-of-state and absentee owners, long holds, estate and probate transfers, code violations. We score every parcel by how likely the owner is to actually sell, so you call the right doors first.
- 03
Skip-trace and outreach in your name
We find current contact info for parcel owners hiding behind LLCs and trusts, then run the outreach, mail, text, and calls, branded as you, so replies land in your pipeline, not ours.
- 04
Zoning and entitlement feasibility
For any parcel, a fast read on allowable use, density, setbacks, utility access, and the likely entitlement path, so you know what you can build before you make an offer.
- 05
Buildable comp and ARV modeling
We assemble the thin comp sets land and new construction live on, finished-product sales, lot values, absorption, and model an exit number you can underwrite against, not guess at.
- 06
Rehab and build cost modeling
For teardown and new construction plays, a grounded estimate of hard and soft costs, impact fees, and timeline, mapped against the exit, so the deal pencils before you commit capital.
- 07
Assemblage opportunity mapping
We identify adjacent parcels under separate ownership that combine into a developable site, and the ownership signals that say which neighbors might sell, so you build the assemblage the market hasn't spotted.
- 08
Buyer and builder matching
When you wholesale or flip the lot, we match it to the builders, developers, and land buyers actively buying that product in that submarket, so the disposition is as fast as the acquisition.
The partnership
How we actually partner with land & development.
We work as a partner, not a vendor. VERA brings the deals and the intelligence, off-market parcels, scored seller leads, feasibility, comps, the numbers, and puts them straight into your pipeline. You evaluate, you offer, you build. There is no platform to log into and no course to finish.
We make money only when you close. No retainer, no hourly, no monthly software fee, no paying to try. If a deal we sourced and analyzed turns into a closing, we share in it. If it doesn't, you owe nothing. Our incentive is the same as yours: real deals that actually fund.
That structure is the whole point. The technology underneath this moves every week, and we stay at the frontier of it so you don't have to track it. When a sharper model or a better data source shows up, it shows up in your deals, not in a future product update. You get the edge while it's still an edge.
One we did
A builder doing four spec homes a year was stuck. Every buildable lot in his county was either listed and overbid or owned by someone who wouldn't return a call. His pipeline was three weak leads and a lot of driving for dollars.
We ran his submarket for absentee and long-hold owners of vacant residential parcels, scored them, skip-traced the top tier, and reached out in his name. Inside three weeks he was talking to an out-of-state owner of two adjacent lots who had no idea they were buildable together.
He closed the assemblage off-market, at his number, with no other builder ever knowing it was for sale.
What this is not
This is not a course on land investing, and it is not a list you buy once and watch go stale. It is not a consultant billing you to explain the market, and it is not another piece of software you log into and operate yourself. VERA is a partner that sources the deals, runs the numbers, and only gets paid when you close.
Questions land & development ask
What we get asked most.
How does the fee actually work? What do I pay?
Nothing up front. There is no retainer, no hourly, no monthly software fee. We source the parcels, score the sellers, run the feasibility and comps, and put it all into your pipeline. If a deal we sourced and analyzed turns into a closing, we share in it. If nothing closes, you owe nothing.
How do you find off-market parcels and motivated sellers?
We hunt your target submarkets for buildable land, teardowns, vacant lots, and assemblage candidates before they list. Then we score every parcel by how likely the owner is to sell, using signals like tax delinquency, out-of-state and absentee ownership, long holds, estate and probate transfers, and code violations. We skip-trace current contact behind LLCs and trusts and run the outreach in your name, so replies land in your pipeline, not ours.
Can you really price a parcel without me doing days of zoning and feasibility work?
Yes. For any parcel we give you a fast read on allowable use, density, setbacks, utility access, and the likely entitlement path, usually the same morning the lead comes in. We pair it with a buildable comp set and an exit number you can underwrite against. The point is to put a number you can offer with confidence in front of you before the parcel is gone, not to replace your own diligence before you close.
Do I get exclusivity in my territory?
We work each deal into one partner's pipeline, not a shared list that ten builders are calling off of. When we source and score a parcel for you and run outreach in your name, that lead is yours. Tell us your submarkets and buildable criteria up front so we are hunting the right ground for you specifically.
What happens if nothing closes? And do I own the deals and data?
If nothing closes, you owe nothing, that is the whole point of the structure and why our incentive matches yours. The parcels, seller contacts, feasibility reads, and comps go into your pipeline and are yours to act on, evaluate, and offer on. You build; we only get paid when a deal we sourced and analyzed funds.
Want this running in your pipeline?
30 minutes on the phone. We scope where the edge is in your deals and leads, and which one to chase first. No retainer, no hourly. We make money only when you close.
Become a partner