Facet Retreats™ Lot Analysis

Mountain Lots

What you see isn’t always what you can build.
Slope, access, and elevation determine cost & feasibility long before design begins.

Lake Lots

Water views come with hidden constraints.
Buffers, setbacks, and utilities often shape what’s truly possible.

Coastal Lots

The most desirable land carries the most rules.
Flood zones, wind exposure, and regulations define actual buildability and real world budgets.

Know Before You Buy. Build With Confidence.

Lot Feasibility Analysis for Mountain & Beach Properties

Know what you can build before the land owns you.

Architect-led due diligence that reveals what a property can actually support—before you commit capital.

Buying land without understanding zoning, access, utilities, slope, and buildable area is one of the most expensive mistakes in mountain real estate. The Facet Retreats™ Lot Analysis is a fast, professional feasibility study that evaluates whether a parcel can support your retreat, short-term rental, or legacy home—using only publicly available data and 35+ years of real-world architectural and construction expertise.

Who This Is For

  • Buyers evaluating multiple mountain parcels

  • Investors considering short-term rental potential

  • Realtors seeking a competitive edge for clients

  • Owners wanting clarity before design or closing

  • Sellers who are trying to bring their property to the top of buyer’s list

What Makes This Different

  • Prepared by a licensed architect & builder, not a generic land report

  • Focused on buildability, risk, and cost implications

  • Clear go / no-go insights—not academic theory

What We Analyze

Each Lot Analysis includes a concise, decision-ready report covering:

Turn uncertainty into informed leverage.

Zoning & Land Use

  • Permitted and conditional uses

  • Short-term rental allowances

  • Density, setbacks, height, and overlays

  1. Access & Infrastructure

    • Road frontage and DOT/private road considerations

    • Driveway feasibility (slope, length, visibility)

    • Power, water, sewer, and septic indicators

  2. Topography & Buildable Area

    • Slope analysis and grading implications

    • Probable building envelopes

    • Cost-risk flags tied to terrain

  3. Environmental Constraints

    • Floodplains, buffers, watershed issues

    • Obvious red flags from public records

  4. Preliminary Cost Implications

    • Relative construction difficulty (low/medium/high)

    • Early insight into why one lot costs more to build than another

  5. Architect’s Summary

    • Plain-English recommendation

    • Strategic advice: proceed, renegotiate, or walk away

Deliverable

  • PDF report suitable for buyer decision-making, lender discussion, or design kickoff

Zoning, access, slope, utilities, and cost risk—decoded in plain English.

How the Process Works

This is due diligence for anyone planning to build.

Step 1 — Property Intake
You send us the parcel address or listing link.

Step 2 — Rapid Due Diligence
We analyze zoning, mapping, utilities, slope, access, and constraints using county, state, and GIS data—cross-checked through professional judgment.

Step 3 — Clear Findings
You receive a concise report with diagrams, notes, and a professional recommendation.

Step 4 — Optional Next Steps

  • Compare multiple parcels

  • Conceptual site planning

  • Retreat design or investment modeling

Typical Turnaround
5-10 business days per parcel.

A clear, professional answer in days—not months of guesswork.

Pricing & Value

Avoid costly surprises after closing.

Transparent, Flat-Fee Service

Typical Lot Analysis fees range from ~1% to 2% of the average land purchase price, depending on complexity and parcel count.

Why This Makes Sense

  • A small upfront investment to avoid six-figure mistakes

  • Often used to renegotiate purchase price or terms

  • Frequently saves more than it costs—before closing

Bundled Options

  • Multi-parcel comparison

  • Realtor partner packages

  • Credit toward future design services

A small upfront investment that protects a much larger one.

Limitations & Professional Disclosure

Professional insight based on public data—so you understand risk before committing capital.

Important Notes

This Lot Analysis:

  • Is based solely on publicly available records and mapping

  • Does not replace a boundary survey, geotechnical report, or septic permit

  • Represents professional opinion informed by decades of architectural and construction experience

ChatGPT and digital research tools may be used as supporting tools, but all conclusions are curated, interpreted, and finalized by a licensed professional.

Why Facet Retreats™

Architects Who Build. Builders Who Design.

Facet Retreats™ exists at the intersection of:

  • Architecture

  • Land development

  • Construction reality

  • Investment clarity

We do not sell land. We do not speculate. We help you make informed decisions before risk becomes irreversible.

Facet Retreats™ helps buyers avoid costly land mistakes by revealing what a property can actually support—before they buy

“Their attention to detail, responsiveness, and depth of knowledge made the entire process smooth and enjoyable..”

  • Margie Kiss, MAK Realty

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