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Zoning · Entitlements · Site Intelligence · Northeast & the Southern states

Site intelligence, delivered in 2 days.

Zoning, entitlement, and location reports for developers, lenders, brokers, and site selectors — ordered online, prepared and verified by a senior land-use professional, in your inbox within two to five business days.

Order a report →Try the free instant read
seventeen years land use & entitlements10,000+ permits$100M+ incentives secured484 MW+ energy projects sitedNortheast + South where we work most

Four reports. Fixed price, fixed clock.*

The answers a consultant takes weeks to assemble — ordered like a product, priced for a single decision.

* Two business days for Zoning & Entitlement Readiness and the Location Data Audit; three for the Site Readiness & Feasibility Snapshot, which adds utilities, environmental and carrying-cost work; five for the Power & Energization Screen, which reads utility filings and interconnection queues. Every clock runs from scope confirmation, not from checkout.

Zoning & Entitlement Readiness

$495 / report
Delivered in 2 business days
Before you offer. Before you close.
  • Parcel & zoning designation with permitted uses
  • Overlay districts & special conditions
  • The entitlement path: which approvals, in what order
  • Public-hearing & timeline risk read
  • Jurisdiction contacts and recommended next steps
Order this report
Most complete

Site Readiness & Feasibility Snapshot

$750 / report
Delivered in 3 business days
The go / no-go package.
  • Everything in Zoning & Entitlement Readiness
  • Utilities & access screen
  • Environmental red flags: wetlands, floodplain, historic adjacency
  • Development timeline & carrying-cost model
  • Market snapshot & a clear go / no-go read
Order this report

Location Data Audit

$350 / parcel
Delivered in 2 business days
For portfolios, brokers & data teams.
  • Verification of parcel & listing data across sources
  • GIS mapping and corrections
  • Flags for zoning, ownership, and boundary conflicts
  • Clean, delivery-ready dataset
  • Portfolio & multi-parcel pricing quoted per scope · NDA available on request
Order this audit
Data centers & large load

Power & Energization Screen

$1,500 / site
Delivered in 5 business days
Can this site get power, and when?
  • Load scenario framing in MW against published capacity
  • Transmission & substation proximity, voltage and capacity
  • Interconnection queue read — usually the binding constraint
  • Natural gas: provider, line diameter and pressure where published
  • Behind-the-meter feasibility read
  • Cooling water, wastewater and fiber routes
  • Energization timeline and a stated power go / no-go
Order this report

The clock starts at scope confirmation — when we have your parcel details and can proceed — not at checkout. Complex sites can take an extra day, and we tell you up front, not after. If we are ever late, you hear it from us as soon as we know and you are not charged for the extra time. Every report is researched, assembled, and reviewed by a senior land-use professional before it ships. One revision included. Prepared under the direction of Charles Finkley, Jr., MPA — seventeen years in land use, entitlements, and economic development.

Free instant read

A 30-second estimate of your entitlement timeline — powered by our 50-state model. Every state is in it; the state list is grouped by where we work most, and the read tells you which group your state is in. The paid report replaces the estimate with your parcel’s facts.

State
Project type
Jurisdiction
Scale
Get the real answer for your parcel — $495 →
Planning estimate from state-level patterns and editable assumptions — not a parcel-specific determination. The paid report is.

How it works

1

Order online

Pick the report and tell us the parcel or address — two minutes, no phone tag. We confirm scope and send a secure card-payment link the same day.

2

We assemble it

Zoning codes, GIS layers, overlays, and public records are pulled and cross-checked — then a seventeen-year land-use professional verifies every finding and writes the read.

3

In your inbox in 2 days

A clean PDF with maps, the approval path, the risks, and exactly what to do next — ready to forward to your lender, partner, or client.

The traditional way2–4 weeks · typically $2,500–$7,500 · scoped by proposal
Bird’s Eye2–5 business days · from $350 · ordered like a product
  Bird’s Eye Land-use consultant Doing it yourself
Turnaround2–5 business days2–4 weeks after a scoping callDays of portal-hunting per parcel
Price$350–$750, fixed$2,500–$7,500, scoped by proposal“Free” — your hours
How you buyOrdered online, like a productEngagement letter & retainer—
Senior reviewEvery report — Charles Finkley, Jr., MPAVaries; often junior-staffedNone
Best forA single go / no-go decision, fastLarge, multi-month engagementsOne-off, low-stakes checks

Consultant ranges reflect typical U.S. land-use / feasibility scoping fees; your quotes will vary. Bird’s Eye replaces the fast, product-shaped decision — not a full multi-month consulting engagement, which we’re also happy to quote.

Built for people who buy, build, and lend on land

🏢 Multifamily & mixed-use🏭 Commercial & industrial☀️ Solar & energy siting🏛 Municipal & economic development💼 Lenders & brokers🗺 Site selectors & data teams

Senior judgment, product speed

About Bird’s Eye Location Services

Bird’s Eye was built by people who have spent decades inside the rooms where land-use decisions actually get made — entitlements, planning commissions, incentives, and economic development. Every report carries that judgment, so a decision that used to wait on a consultant’s calendar lands on your desk in two days.

10,000+ permits$100M+ incentives secured484 MW+ energy projects sited$500M+ in assets guided

Bird’s Eye is the location-intelligence practice of NESO — sister to the free NESO analysis tools (CapStack, MarketScope, ProForma).

Who reviews your report

Every Bird’s Eye report is written and verified under the direction of Charles Finkley, Jr., MPA — seventeen years in land use, entitlements and economic development, and roughly ten thousand permits and entitlements either managed as an applicant or reviewed as the approving authority.

Sat on the public side

Director of Planning & Development and Contract Planning Director to a county planning commission — the office that reviews site plans, runs hearings and grants or denies the approval. Principal City Planner for a major metro before that.

And the applicant side

President/CEO of an economic development organisation and Foreign-Trade Zone administrator, then senior vice president inside a $525M-asset development enterprise — negotiating site control, assembling land and taking projects through the same approvals from the other chair.

Hyperscale & large-load siting
Directed site selection and entitlement strategy for a $10B+ hyperscale data center initiative — 1,800+ acres under letter of intent and site control for 2,000+ acres, inside an 8,000+ acre land portfolio.
Power is the real constraint
Aligned 1–2+ GW power demand scenarios against transmission limits, substation and interconnection capacity, natural gas availability, fiber, water and wastewater — the screen that decides whether a site is real.
Utility coordination at scale
Worked with 10+ major energy enterprises, including Fortune 500 utilities, to structure $800M+ in electrical and natural gas upgrades, and evaluated behind-the-meter combined-cycle generation to cut grid dependency and energization risk.
Renewables that feed data centers
Led the full entitlement process for the Deep South’s first utility-scale wind farm — 484 MW, $560M+ CAPEX — including a 184 MW project whose output was procured by Amazon Web Services to support data center operations.
Rewrote the rules, not just the applications
Reformed local zoning codes, ordinances and development procedures to open clearer approval pathways for utility-scale renewable energy and data center–supporting infrastructure.
Why it shows up in your report
Knowing where a jurisdiction actually binds — which step adds a hearing cycle, which utility answer is optimistic — is learned from having granted the approvals and having needed them.

Said plainly: the projects above were delivered in prior roles, for other organisations, and Bird’s Eye claims no credit for their outcomes. They are the experience behind the judgment in your report, not a portfolio of work performed by this firm. Where a report’s finding rests on published record rather than on that judgment, the report says which is which.

Questions, answered

Is it really two business days?

Two for the Zoning & Entitlement Readiness report and the Location Data Audit; three for the Site Readiness & Feasibility Snapshot, which carries more work. The clock starts once we have confirmed scope with you, not at checkout. When a jurisdiction’s records require a phone call or a site is unusually complex it can take an extra day — and we tell you before you wait, not after. If we run late, you are not charged for the extra time.

Can I share the report with my client, lender, or partner?

Yes — every report is yours to forward, attach to a package, or present under your own cover. Brokers and consultants use Bird’s Eye reports in seller packets and client deliverables every week; if you want your branding on the cover, just ask when you order.

Who prepares the reports?

Every report is researched and written under the direction of Charles Finkley, Jr., MPA — seventeen years in land use, entitlements, and economic development, 10,000+ permits processed, $100M+ in incentives secured. Nothing ships without senior review.

Where do you cover?

We take parcels anywhere in the United States, and the model and research process cover all fifty states. Where we work most is the Northeast — New England and New York — and the Southern states. Outside those, the research is the same and the local relationships are not assumed; the instant read says which group your state is in, and the report says which findings rest on the published record and which rest on judgement.

Who actually does the work?

Every report is researched from primary sources — zoning codes, GIS layers, overlays, and public records — and a senior land-use professional verifies every finding and writes the recommendation. Nothing ships without that review.

Is this legal or engineering advice?

No. Reports are professional planning research and analysis — a decision-grade starting point. Final determinations always rest with the jurisdiction, and legal questions belong with your attorney.

What do I receive?

A clean PDF (typically 10–15 pages) with maps, the zoning read, the approval path, risk flags, jurisdiction contacts, and next steps. Data audits deliver corrected datasets in your format.

What if I need changes?

One revision is included with every report. If we simply can’t produce your report, you don’t pay.

Read this: Bird’s Eye reports and the free instant read are professional research and planning analysis, not legal, engineering, or survey advice, and not a guarantee of approval. Zoning and entitlement outcomes are determined solely by the applicable jurisdiction. Verify all findings with the jurisdiction and your counsel before transacting.