Frequently asked questions

Yes, the parcels in the catalog are real Tennessee land currently offered for sale. We collect the basic facts (price, acreage, parcel number, status) from public listing pages, match each parcel to its official county record, and add our own independent buildability analysis on top. PeckCheck is not a brokerage and is not affiliated with the listing agents — to inquire or make an offer, use the “Open original listing” link on the listing page. Listing facts can change; verify price and availability with the listing agent.

Listing photos belong to the listing brokers and photographers, so we don't copy them. Instead, analyzed parcels show PeckCheck's interactive scene — homes, septic, well, and animals with their friction verdicts for that exact parcel. For the seller's photos, tap “Open original listing with photos” — it opens the source listing in a new tab.

The Assessor's Parcel Number — the county's unique id for a piece of land (also called Parcel ID, Tax Parcel ID, Property ID, or Map/Parcel number). It's usually on the listing, the deed, or the county assessor's website. It's the most reliable way to pin the exact parcel — street names, acreage, and even map pins are often wrong in listings; the APN can't lie.

Usually, yes. The address with ZIP code is often enough to find the parcel and its county. If you also paste the listing details (Zillow, Realtor, LandWatch, etc.), we'll try to pull the parcel # out to pin the exact parcel. For raw or vacant land the address alone may not land on the right parcel — adding the APN or the listing text helps. If we can't match an official parcel record from what you provide, we'll tell you and ask you to paste the listing details or try another property — we don't return an approximate guess.

Browsing the catalog, filters, chat, and the pre-screened badges on every listing are free. The full per-parcel analysis (zoning, septic permitting, HOA/deed research, the interactive report) uses checks: you get 3 free checks to try — no sign-up needed. Add your email for 3 more right away, then 2 free checks every day (no password or credit card required). Need more in a day? Continue right away for $4.99, or buy a credit pack ($4.99, $12.99, or $24.99). Credits never expire, and there's no subscription. Re-opening a report you've already unlocked is free and unlimited; if a parcel was analyzed before, unlocking it for yourself is instant — no two-minute wait.

Our analysis layer comes straight from authoritative government sources — FEMA, USGS, USDA NRCS, USFWS, EPA, and the county/state parcel & zoning GIS. The AI-researched parts (zoning details, legal access, HOA, utilities) cite their sources, but are a starting point — always verify with the county and a licensed professional before you buy. Listing facts (price, acreage, status) come from the seller's listing and are not official — when the advertised acreage disagrees with the county record, we flag it right on the listing page.

Each object gets a status based on the likely effort, permits, cost, uncertainty, and follow-up needed. Low Friction — no obvious blocking issues found in the available data reviewed. Medium Friction — evidence-based concern, uncertainty, extra cost, or additional steps may be required. High Friction — significant red flag or possible blocker that requires official confirmation before relying on the property. Unknown — not enough data; verify directly with the county, agencies, or licensed professionals. Only evidence-based findings raise friction — things we cannot confirm are flagged as “needs confirmation,” not treated as confirmed problems.

PeckCheck currently supports Tennessee only. We pull the parcel record and county zoning for supported Tennessee counties and are actively adding more — a few counties aren't supported yet. Where a county has no zoning GIS, the AI researches the zoning instead. Support for more states is on the way. See the Tennessee county guides for what to check in each county.

No. PeckCheck surfaces hidden risks and tells you what to check — it does not replace a surveyor, title company, soil/perc test, or your county's planning & codes office. PeckCheck is not a real estate brokerage, does not represent buyers or sellers, and is not affiliated with the listing agents whose properties appear in the catalog.