Engineering-Grade Property Intelligence

Know everything
before you
sign anything.

Out-of-state buyers make the biggest financial decision of their lives with almost no local intelligence. We fix that — with reports built by a civil engineer with 30 years of Tennessee regulatory experience.

ACI GRADE 1 NICET LEVEL III OSHA 30 30+ YEARS
Get Your Report → Calculate Your Savings
91,200
TN in-migrants 2024
28%
Out-of-state buyers
$0
TN state income tax
// Tax Savings Calculator

What will you save by choosing a low-tax state?

MORE STATES ACTIVATING MONTHLY

// ANALYSIS OUTPUT
$0
Estimated annual savings moving to your destination
State income tax savings —
Property tax savings —
10-year retained wealth —
◆ ACI Grade 1 Certified
◆ NICET Level III
◆ OSHA 30
◆ 30+ Years Civil Engineering
◆ NJDOT Inspection Experience
◆ Tennessee Regulatory Expert
Report Intelligence

Ten sections. Every angle covered.

Everything your realtor can't answer and your inspector doesn't check — in one clear, actionable document.

SECTION 01
Flood & Environmental Risk
FEMA flood zone with panel number. NWI wetlands analysis. EPA EJScreen environmental hazards. Radon zone assessment.
FEMA NFHLNWIEPA
SECTION 02
Property Tax & True Cost
Exact annual tax vs your home state. Income tax savings by your bracket. Full monthly cost model — mortgage, tax, insurance, HOA.
TN COMPTROLLERTAX FOUNDATION
SECTION 03
Schools & Family Quality of Life
Assigned schools with GreatSchools ratings. District performance vs state average. Walk Score, crime index, healthcare, commute times.
GREATSCHOOLSWALK SCORE
SECTION 04
Zoning, Land Use & Regulatory
Zoning classification and what it permits. Setback compliance. HOA covenant review. Pending rezoning applications within 500 ft.
COUNTY GISHOA REVIEW
SECTION 05
Market Analysis & Comps
3–5 comparable sales from the micro-neighborhood. Price-per-sqft analysis. Days on market trends. Negotiation strategy.
MLS DATAREALTRACS
SECTION 06
True Cost of Ownership
All-in monthly cost breakdown. Side-by-side vs your current state. 10-year retained wealth calculation from the move.
FULL MODEL10-YEAR VIEW
SECTION 07
Investment Potential
5- and 10-year appreciation history. Rental income potential. Migration context — why this market is growing and for how long.
ZILLOW DATACENSUS
FULL DUE DILIGENCE ONLY
Sections 8–10
Structural risk flags & permit history · Utility & infrastructure analysis (water, sewer, electric, internet) · Title flag scan, deed restrictions, adjacent parcel analysis.
TDECPERMIT RECORDSTITLE SCAN
Process

From order to report in 24 hours.

No site visits. No attorney fees. No waiting weeks. One report, delivered to your inbox.

01
Select your report
Choose Home, Land, or Both. Pick your tier. Add rush if you're under contract.
02
Pay securely
Stripe checkout. Referral codes from realtor partners apply 20% automatically.
03
Submit property details
Address plus a few questions about your situation. Three minutes. Personalizes your report.
04
Receive your report
Professional PDF delivered to your inbox. Engineering-grade intelligence, ready before your next showing.
Pricing

Choose your level of intelligence.

Every tier includes Farid's engineering review. No generic AI output — a civil engineer is behind every report.

Quick Scan
$99/report
⚡ Delivered in 2 hours
Flood & environmental risk (Section 1)
Property tax savings analysis (Section 2)
Schools & quality of life (Section 3)
Zoning & regulatory
Market analysis & comps
True cost of ownership
Investment potential
Order Quick Scan
Most Popular
Standard
$299/report
📋 Delivered in 24 hours
Flood & environmental risk (Section 1)
Property tax savings analysis (Section 2)
Schools & quality of life (Section 3)
Zoning & regulatory (Section 4)
Market analysis & comps (Section 5)
True cost of ownership (Section 6)
Investment potential (Section 7)
Order Standard Report
Full Due Diligence
$499/report
🔍 Delivered in 48 hours
All 7 Standard sections
Structural risk flags & permit history
Utilities & infrastructure analysis
Title flag scan & deed restrictions
Adjacent parcel analysis
Rush delivery available (+$150)
Order Full Due Diligence

Rush surcharge +$150 available on any tier for same-day delivery. Realtor referral codes apply 20% discount automatically.

Why This Exists
"I've spent 30 years inspecting what buyers never see. They deserved a report that told the truth."

Farid Hadid built GroundTruth after watching family members and colleagues buy properties in Tennessee blind — no septic history, no flood context, no understanding of what the county actually allows on a parcel. Every one of those things he could have answered in an hour from public records. So he built the system to do it for anyone.

This is not a data aggregation service. There is an engineer reviewing every report before it reaches you — someone who has read soil surveys, interpreted FEMA panels, and flagged septic systems that county records show as permitted but field conditions show as failing.

ACI GRADE 1
Concrete inspection certified
NICET LEVEL III
Engineering technician
OSHA 30
Construction safety
30+ YEARS
NJDOT inspection experience
// Tennessee vs Your State — Real Numbers
TN property tax rate 0.52%
NJ property tax rate 2.23%
TN state income tax $0
NJ state income tax (at $150k) $9,488/yr
Net annual savings on $600k home +$20,000+
10-year retained wealth $200,000+
TN net in-migrants (2024) 91,200
Williamson Co. school rating 9/10

See a real report before you buy.

Download the Brentwood sample — a full Standard Report on a Williamson County home. See exactly what you get.

Download Sample Report →
Questions

Everything you need to know.

Is this the same as a home inspection?
No. A physical home inspection checks the condition of the structure — roof, HVAC, foundation — on a single visit. Our report covers what inspectors never check: flood zone classification, zoning compliance, property tax analysis, school ratings, market positioning, and the full financial picture of the move. They are complementary. You need both.
How is this different from Zillow or Redfin?
Zillow shows you an AVM estimate and some neighborhood stats. We give you the FEMA panel number for your specific property, the TDEC septic history, the exact HOA covenant language you should review, a negotiation strategy based on actual recent comps, and a 10-year cost model showing what this move does to your finances. Different category entirely.
Do I need a specific property to order?
No. If you're still in the research phase, select "Area Research" on the intake form and give us a county or zip code. We'll produce a market intelligence report for that area — schools, tax rates, zoning patterns, flood exposure across the county, typical land and home values. Many buyers order this before they've started looking at specific listings.
My realtor referred me. How does the discount work?
Enter your agent's referral code during checkout for 20% off any tier. Your agent receives a 20% commission on the report fee — paid directly by us, not out of your pocket. It's our way of compensating the referral without adding cost to you.
How accurate is the tax savings calculator?
The calculator uses 2025 effective state tax rates and actual Tennessee property tax data. It's a realistic estimate — not a guarantee. Your actual savings depend on your specific income, deductions, and the exact property. Treat it as a directional tool, then consult a CPA for exact figures before financial decisions.
What if I'm looking at land, not a house?
We have a dedicated Land Report product covering buildability, septic feasibility, soil type, wetlands, flood exposure, zoning for your intended use, utility access, and solar potential. Raw land is where the most risk lives — no inspection history, no permits to review, no previous owner disclosure. Our Land Report is built specifically for this.
How long does delivery take?
Quick Scan: 2 hours. Standard: 24 hours. Full Due Diligence: 48 hours. Rush surcharge (+$150) gets any tier delivered same day. If you're under contract with an inspection deadline, let us know in the intake form and we'll prioritize accordingly.