Evidence-first land development intelligence.
See what land can become
before you pay for it.
Type an address. Groundline resolves the parcel, applies the published zoning with a citation behind every number, computes the buildable envelope from real geometry, and runs the pro forma on your cost and exit assumptions — with an honest label on every gap.
Signed in, the demonstration workspace shows the full pro forma, valuation, plan-matching and report pipeline on clearly labelled fictional data.
What makes an answer trustworthy
Numbers come from engines, not from a model
Setbacks, envelopes, yields and returns are computed by versioned deterministic code. The AI reads the result and explains it — it is structurally unable to invent a figure.
Every fact carries a source, a section and dates
Which ordinance section, when it was retrieved, and its review status. When Groundline holds only a section number and not the verbatim text, the citation says exactly that.
Gaps are stated, not smoothed over
A contextual setback that needs a staff determination is labelled as one. A flood map nobody checked reads as unresolved — never as clear.
Your projects are yours
No training on customer data, configurable retention, permanent deletion, confidential-project mode.
From address to decision in one pass
Nine steps that today take a developer several days across a county GIS site, a PDF ordinance, a spreadsheet and three phone calls.
Resolve the parcel
Address, APN or map click resolves to a parcel with ranked candidates. Ambiguous matches ask rather than guess.
Establish the governing rules
Base district, overlays in published precedence order, and every dimensional standard with its ordinance section.
Compute the envelope
Setbacks and mapped easements applied to real geometry, exactly on convex lots and by distance field on irregular ones.
Name the binding constraint
Not just "12,640 sq ft" but which single rule caps it — the thing a variance request would have to ask for.
Test what fits
Architectural plan footprints placed and rotated inside the envelope, classified five ways including "insufficient data".
Model the money
Full pro forma with every line item and formula: total development cost, returns, IRR, DSCR, break-evens, sensitivity.
Value it three ways
Sales comparison, cost and income approaches reconciled with visible weights, plus the maximum supportable land price.
Ask follow-up questions
A Copilot that can only cite what the engines produced, and says so when Groundline does not know.
Export the evidence
A versioned report with sources, assumptions, open questions and the professionals who should resolve them.
A worked example — a real parcel, live data
These figures come from the live lookup against a real Atlanta address: Fulton County parcel records and City of Atlanta zoning, fetched at query time. Run it yourself →
Built for both sides of the counter
Groundline — commercial
For developers, builders, investors, brokers, architects, engineers, lenders and appraisers who need to know whether a parcel deserves further due diligence before they spend real money or lose the option.
- Property Copilot with cited answers
- Buildable envelope and yield analysis
- Development scenarios and sensitivity
- Automated valuation and comparable grids
- Architectural plan matching
- Opportunity discovery and alerts
- Project workspace, sharing and reports
Groundline Civic — municipal
For planning, zoning, building, permitting, inspections and economic development teams who want fewer incomplete applications and a shorter path from submission to decision.
- Configurable application intake with completeness validation
- Departmental review routing and service-level tracking
- AI-assisted plan review that never approves anything on its own
- Inspection scheduling and a mobile inspector interface
- Operational dashboards and public-records export
- Grant discovery, tracking and compliance
Coverage today
Groundline publishes a jurisdiction only after it passes a golden-parcel validation suite. We would rather cover one city correctly than fifty approximately.
| Jurisdiction | State | Districts | Overlays | Rules version | Status | Known gaps |
|---|---|---|---|---|---|---|
| City of Atlanta, live lookup | GA | 8 | 0 | 2026.7.0 | Live preview | 9 |
| Greer, SC, live lookup | SC | — | — | — | Parcels & districts live — standards pending | 2 |
| Spartanburg, SC, live lookup | SC | — | — | — | Parcels & districts live — standards pending | 2 |
| West Columbia, SC, live lookup | SC | — | — | — | Parcels & districts live — standards pending | 1 |
| Demonstration workspace (fictional jurisdiction) | KS | 5 | 3 | 2026.1.0 | Validated | 5 |
What the Atlanta known gaps are
- Groundline holds the section NUMBERS of the Atlanta Code provisions behind each standard, not their official headings or verbatim text. Citations therefore name the section without quoting it.
- Only R-3, R-3A, R-4, R-4A, R-4B, R-5, R-LC and O-I are structured. Multifamily (RG), commercial (C-1 to C-5), industrial (I-1, I-2), mixed-use (MRC/MR) and every SPI district resolve to a district name with no standards.
- Overlay and SPI districts are detected from the mapped zone class but their modifiers are NOT applied. An overlay can supersede the base standards shown.
- Land Use Intensity (LUI) ratios, which set residential density in R-LC and O-I, are not structured. Unit counts in those districts are reported as unresolved rather than estimated.
- Transitional height planes (O-I and districts abutting protected residential) are not modelled; the height shown is the base district figure where one is published.
- Street frontage is inferred from the geocoded address point, not from a road centreline layer. Frontage length, corner-lot status and street-side yards are therefore not determined.
- FEMA flood zones, floodway, slope, wetlands, protected trees, recorded easements and utility availability are not connected. Any of them can prevent development and none has been checked.
- DeKalb County parcels (east Atlanta) are not connected; only the Fulton County portion of the city resolves.
- No golden-parcel validation suite has been run for Atlanta, so the jurisdiction is not marked production-ready.
Start with one property
A real Atlanta address against live county and city data, or the demonstration workspace with the full pro forma, valuation and report pipeline on clearly labelled fictional data.