Before You Buy Land.

Sample report — Comal County, Texas

See exactly what's in a Parcel Pre-Screen Report before you order.

An illustrative preview of the formatted email report, evidence-status language, maintained source paths, and buyer questions. The automatic paid workflow organizes submitted concerns and claims; it does not search parcel-specific public records. Not legal advice.

Get a Parcel Pre-Screen Report Use the free checker

Sample preview

Parcel Pre-Screen Report

Start here to see the formatted email structure, source-path framing, and limits. This sample is illustrative. The paid report is parcel-referenced from the buyer's intake, but the automatic workflow does not search parcel-specific records.

  • County Comal County, Texas
  • Sample report Proof and format preview
  • Free checker Quick first pass on obvious public-source questions
  • Paid report Parcel-referenced source-routing email for a supported parcel

Sample report proof

This is what a Parcel Pre-Screen Report looks like.

A paid report is organized around one buyer-supplied parcel reference. It shows the submitted concerns and claims, the maintained source paths that apply, what remains unknown, and the next questions to ask. The automatic workflow does not search parcel-specific records.

Example only

Parcel match

This sample data is illustrative only. A paid report carries the buyer-supplied parcel reference through the source-routing structure; it does not independently confirm parcel identity.

Field Example Why it matters
Parcel / APN 123-456-789 Ties the report to one parcel
County Example County, TX County rules and source paths vary
Approx. acreage 5.2 acres Lot size can affect use, septic, access, and setbacks
Source tie Buyer-supplied APN/address/listing reference Shows which parcel reference the report is organized around

Source strip

Maintained source paths supplied for follow-up

These are example source paths the report can supply. Their presence does not mean the parcel was queried in those systems.

County parcel-viewer pathCounty zoning / planning pathFEMA flood-map pathNRCS soil-survey pathWetlands source pathUtility / broadband verification pathPermit/document office path where available

Verification-question overview

Verification-question overview

These are illustrative buyer-input and routing notes, not retrieved parcel findings or a land-use decision.

What the sample establishes

What the sample establishes

  • The sample illustrates how a buyer-supplied parcel reference is carried through the report.
  • Maintained county, state, and federal source paths are grouped by verification topic.
  • Buyer concerns are turned into specific county or professional follow-up questions.

What still needs checking

What still needs checking

  • Legal access
  • Buildability outcome
  • Permit outcome
  • Septic outcome
  • Utility service availability
  • Wetland jurisdiction
  • Title position
  • Survey boundary accuracy
  • Engineering feasibility

Next-step checklist

Next-step checklist

  • Ask planning: Is my intended use allowed on this parcel?
  • Ask title and survey: How is legal access documented?
  • Ask septic or health: What is required for septic review?
  • Ask providers: Can you serve this specific parcel?
  • Ask permitting: Are there existing permits, violations, or document gaps tied to this APN or address?

LandCheck is a parcel-referenced source-routing and verification-question report built from buyer-provided inputs and maintained source paths. The automatic workflow does not search parcel-specific records. It is not legal advice, a survey, title opinion, engineering review, septic determination, wetland determination, utility confirmation, or permit decision.

See a Sample Report Get a Parcel Pre-Screen Report
Category Buyer-input / routing basis What it may mean What to check next
Access Buyer or listing mentions road access; no parcel record was retrieved automatically A visible road is not the same as documented legal access Ask title, surveyor, or county how access is documented
Zoning / use Buyer intends rural residential use; zoning still requires parcel-specific confirmation Your intended use may be possible, but local rules control details Ask the planning office if your specific use is allowed
Flood / wetlands Buyer asks about flood/wetlands; maintained FEMA and wetlands paths are supplied for follow-up Public screening is helpful, not an environmental determination Confirm with the right local or federal authority if building near drainage or low areas
Soils / septic Buyer asks about septic/perc; county and soil-review paths are supplied for follow-up Septic feasibility cannot be resolved from desktop data Ask the county health or septic office, or a licensed septic professional
Utilities / broadband Buyer asks about utilities; provider confirmation is still required for the parcel Service may exist nearby but still requires provider confirmation Ask providers for parcel-specific availability
Permit / documents Buyer reports missing permit documents; the relevant lookup/office path is supplied Missing public records do not prove no permits or no issues Ask the county permitting office for records tied to the APN or address

Pricing detail

What you get for $149

The Parcel Pre-Screen Report is a parcel-referenced source-routing first pass. It organizes buyer-submitted concerns and claims, supplies maintained public-source paths, and states what still requires parcel-specific verification. The current automatic deliverable is formatted HTML/plain-text email, not a PDF attachment.

Deliverables

  • Parcel-reference summary based on the address, APN, listing, or identifier supplied by the buyer.
  • Buyer-input and source-routing notes for access, zoning or use, flood, soils or septic, utilities, permits, and document gaps.
  • Buyer-provided concern overview written as unverified input, not a parcel conclusion.
  • What the automatic workflow establishes from the submitted intake.
  • What still requires a parcel-specific record search or professional confirmation.
  • Plain-English next-step checklist for the county, title or survey, septic or health, utility providers, permitting office, or qualified professionals.
  • Property tax and lien verification path: where to confirm tax standing and check for recorded liens, plus what to ask the title company (a verification path, not a title search).
  • Market context: where to pull recent sold-land comps for the county and how to read them — sources and method only, no valuation or price opinion.
  • Typical verification cost ranges to help you budget (educational ranges only — confirm current pricing locally).
  • Source appendix or source references where available.

Limits

  • Not legal advice.
  • Not a survey or title opinion.
  • Not an engineering review or septic approval.
  • Not a wetland determination or utility guarantee.
  • Not a permit approval or parcel-level land-use conclusion.

How to read this page

Sample report, free checker, and paid report each do a different job.

The sample report shows the format and evidence limits. The free checker is a quick first pass. The paid Parcel Pre-Screen Report is the parcel-referenced source-routing option for a supported parcel when you are close to an offer.

This sample is not tied to a real APN, address, listing URL, survey, title commitment, seller packet, or parcel boundary.

Start here

Top 5 things to verify before offer

  1. OSSF/septic authority and records
  2. Floodplain and drainage review
  3. Edwards Aquifer relevance
  4. Recorded access and practical road/driveway path
  5. Restrictions, jurisdiction, and water/well path

Verification dashboard

Each illustrative section shows its input basis, maintained source path, evidence limit, and next verification step.

Needs verification

Source path supplied: Comal County OSSF sources, TCEQ OSSF guidance, and local permit workflow

  • What this establishes Comal County has a defined OSSF/septic process, but parcel-specific records are needed.
  • Why it matters Wastewater can be one of the biggest rural land constraints.
  • Next step Ask the county who handles OSSF review for the parcel and request any prior records.
  • Source County OSSF sources and TCEQ OSSF guidance
  • Source-path coverage High for source path, low to medium for parcel-specific risk

Needs verification

Source path supplied: County floodplain sources and FEMA context

  • What this establishes Floodplain review exists, but parcel-specific risk cannot be concluded from the sample.
  • Why it matters Flood context can affect use, cost, timing, and offer terms.
  • Next step Check the parcel in FEMA and ask whether any intended improvement area triggers review.
  • Source Comal County floodplain sources and FEMA Map Service Center
  • Source-path coverage High for source path, low to medium for parcel-specific risk

Unknown from public data

Source path supplied: Wetlands and water-feature screening layers

  • What this establishes The sample does not have parcel coordinates, so a parcel-level wetland conclusion is not available.
  • Why it matters Mapped or possible wetland or drainage features may reduce usable site area.
  • Next step Check NWI once coordinates are known and seek professional review if needed.
  • Source USFWS National Wetlands Inventory
  • Source-path coverage Low

Unknown from public data

Source path supplied: Access, road frontage, and driveway questions

  • What this establishes County maps and records can guide the review, but they do not prove recorded legal access.
  • Why it matters Access can make or break a rural land purchase.
  • Next step Ask for recorded access documents, easements, plats, and road maintenance details.
  • Source County road, driveway, addressing, and clerk record paths
  • Source-path coverage Low

Needs verification

Source path supplied: County appraisal district / tax and recorded-deed source paths

  • What this establishes Maintained tax-office and recorded-deed paths show where tax standing and recorded liens must be checked. No parcel search was performed for this sample.
  • Why it matters Unpaid taxes, tax-sale exposure, and recorded liens can affect title, closing costs, and lender comfort.
  • Next step Confirm current tax standing with the county tax office and have a title company run a title search before closing.
  • Source County appraisal district and clerk/deed records
  • Source-path coverage High for source path

Seller questions

  1. Has this parcel had any site evaluation, soil review, OSSF/septic permit application, inspection, denial, repair, or design work?
  2. Is there recorded legal access to the parcel?
  3. Are there deed restrictions, covenants, subdivision restrictions, POA/HOA rules, private road agreements, utility easements, or special district rules?
  4. Has any part of the property been identified as floodplain, drainage area, creek, wetland, steep terrain, or Edwards Aquifer regulated area?

Local authority questions

  • Who handles OSSF review for this parcel?
  • Does the parcel or intended homesite trigger floodplain review?
  • Would a driveway, culvert, address, or utility road crossing permit be needed?
  • Are there recorded plats, easements, restrictions, covenants, or other documents a buyer should review?

Source appendix

County floodplain

Comal County Floodplain

  • Helps with Floodplain permit and administrator context
  • Confidence High
  • Reviewed 2026-05-21

Next step

Use the sample to decide whether the report fits your purchase stage.

Order the parcel-referenced source-routing report when you are close to an offer, or use the free source finder first.

Order the Parcel Pre-Screen Report Find county sources