Due Diligence
Due diligence is the period and process in which a buyer investigates a property — title, zoning, condition, environmental status, and value — before committing to close.
What due diligence covers
Real estate due diligence is the buyer's investigation before closing. For land and development, it typically covers title and ownership, zoning and entitlement, easements and encroachments, environmental and flood status, utilities and access, survey, and a check of value against comparable sales. The goal is to confirm the asset is what the buyer assumed before money is at risk.
Why speed and accuracy matter
Due-diligence periods are finite, often 30 to 60 days, and the questions span many siloed public sources — assessor, recorder, zoning portal, FEMA, utility providers. Pulling that together quickly, and verifying it against authoritative sources, is the difference between a confident close and an expensive surprise.
Accelerating diligence in Paxiv
Paxiv consolidates the early research layer — parcel boundaries, ownership, validated zoning, transaction history, and equity — across every U.S. parcel, with every record linked to its authoritative county or city source for one-click verification. Shared deal rooms keep the team's findings in one place. The core platform is free.
Paxiv by the numbers
| Parcel records | 150M+ Parcel records in the nationwide serving table, covering residential, commercial, agricultural, and vacant land. |
|---|---|
| State coverage | All 50 states Every U.S. state is queryable on every tier, including the free one — coverage is not a paid upgrade. |
| City infrastructure coverage | Water, sewer, and storm — mapped per parcel Sourced from municipal GIS, city by city rather than one national feed — the city-level layer most nationwide parcel tools do not carry at all. |
| Free tier | $0, no card, no time limit Includes 15 parcel lookups, 3 zoning reports, 5 AI search credits, 3 skip traces, and 1 deal room. |
| Transaction fees | Zero Paxiv is subscription software, not a brokerage. It takes no commission and never participates in a deal. |
Where this data comes from
Paxiv's parcel, ownership, and zoning records link back to the originating county assessor, county recorder, or municipal zoning code, with flood data from FEMA's National Flood Hazard Layer and geographic reference data from the U.S. Census Bureau — so every figure can be checked against its authoritative source rather than taken on faith.
- County assessor and recorder offices — Parcel boundaries, ownership of record, assessed values, and transaction history. Every record in Paxiv links back to the originating county office for one-click verification.
- City and county zoning ordinances — Zoning classification per parcel, linked to the municipality's own published zoning code so the underlying ordinance can be read directly.
- FEMA National Flood Hazard Layer — Flood zone, Special Flood Hazard Area status, and base flood elevation, resolved by point-in-polygon lookup against FEMA's own published layer.
- U.S. Census Bureau — Census tract containment via the Bureau's official geocoder, plus TIGER/Line geographic reference files.
Frequently asked questions
What is due diligence in real estate?
Due diligence is the investigation a buyer conducts before closing on a property — verifying title, zoning, condition, environmental status, access, and value — to confirm the asset is what they assumed before committing.
What does a land due diligence checklist include?
It typically includes title and ownership, zoning and entitlement, easements and encroachments, environmental and flood status, utilities and access, survey, and a comparison against comparable sales. Paxiv consolidates much of this early research with source links for verification.
How long is the due diligence period?
It varies by deal but is commonly 30 to 60 days, negotiated in the purchase contract. The buyer uses that window to complete their investigation before the deal becomes non-refundable.