From parcel records and SOH-cap tax projections to FEMA flood zones and plain-English risk flags — Groundwork compresses Florida's tedious due-diligence lookups into one brief, so you see the carry cost before you write the offer.
Florida deals fall apart on the things nobody told you to look up: a Save Our Homes cap that doesn't transfer, a flood zone that triples insurance, a parcel that looks like the neighbor but isn't. The brief surfaces them up front.
Plain-English flags screened against the parcel, ranked by severity. No verdict — you decide.
Florida's Save Our Homes cap doesn't transfer. Your first full year of ownership recomputes against just-value at the new millage — see the gap on day one.
Statewide cadastral baseline, deep county tier where we have one. Owner of record, sale history, characteristics — resolved to the parcel, not the neighbor.
Behind the search bar, Groundwork runs the same playbook your due-diligence checklist would — only it queries every public- record source in parallel, normalizes the conflicts, and writes the brief while you're still on the listing page.
Addresses lie. Parcels don't. Groundwork geocodes the input, joins against the Florida Statewide Cadastral, and adds a deep county tier where we have one — so the brief reflects the right parcel even when the listing has a typo or the lot was recently subdivided.
Save Our Homes caps the assessed value of long-held Florida properties — but the cap dies when title transfers. We pull the parcel's tax district millage and project the first full year of ownership against your purchase price, so the carry cost reflects what you'll owe, not what the seller pays today.
FEMA flood zone with Base Flood Elevation and FIRM panel context. Construction-era and code-generation flags. Out-of-state owner and long-hold signals. Each ranked by severity — so you triage what matters, not 'here's a wall of data, good luck.'
Every section names its source, its verification status, and the caveats that matter. There's no 'pursue / pass' label — that's your call. The brief is structured so you can skim it in a minute and read the depth only where the data surprises you.