The Land Clarity Blueprint

Due diligence made human, clear, and tailored to your land. Before you buy, sell, or build get answers to the question: “What can I really do with this land?”

Why People Order This

To learn..

What zoning allows (and what it blocks)
Whether you have legal access and utilities
If floodplains, liens, or title red flags exist
What it will take to sell, build, or hold long term

CHOOSE YOUR CLARITY LEVEL

Land Clarity QuickCheck – $125

Fast, light, and to the point.
Ideal if you want a red flag check before moving forward.

Includes:

Zoning & permitted use summary
Road access status
Utility proximity
Basic flood/environment scan
1-page report

View Land Clarity Quickcheck Sample

Land Clarity Blueprint – $350

The full deep-dive.
Best for landowners, auction buyers, or investors who need full confidence.

Includes:

Zoning & permitted use summary
Road access status
Utility proximity
Basic flood/environment scan

View Land Clarity Blueprint Scan Sample (coming soon)

Add Ons or Individual Options

Water Access Scan - $85

For people who aren’t ready for the full Land Clarity Blueprint™, but need answers about water.

Especially in Arizona, water is everything—and it can be confusing as hell. This service is for landowners, buyers, or agents who just need help figuring out “Will I have water here?”

Includes:

Check for water provider jurisdiction
AMA / INA zone status
Nearby well activity (via ADWR)
Well feasibility + hauling potential
Legal status of rain catchment or standpipe options
Summary of potential restrictions (e.g. moratoriums, shared wells)

View Water Access Scan Sample

Title & Lien Scan – $95

Skip the Recorder rabbit hole.

Get clarity before you buy, sell, or invest.
We check the chain of title, spot red flags, and summarize what’s recorded—so you know exactly what you’re dealing with.

Summary of last 2–3 ownership transfers
Recorded deed types and transaction dates
Gaps or inconsistencies in chain of title
County lien check (tax, IRS/state, or HOA-related)
Encumbrances like easements, deed restrictions, or CC&Rs
Recorder references for verification
A plain-language summary of potential risks

View Title & Lien Scan Sample

Not Sure What You Need?

Text or email me with your parcel info (APN or address) and I’ll guide you to the right option.
📱480-475-0629 | 📩 connect@empyreanbyshema.com

⚠️ Disclaimer

This is not legal advice or a title opinion. I use public records and land tools to bring clarity to your parcel, but I am not a lawyer, surveyor, or licensed title agent.

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See What's Included

Property Snapshot

Parcel ID
Acreage
Location
Zoning designation

Zoning Overview

What zoning allows (residential type, density, etc.)
Any overlays, HOA, easements, or city plans
Setback requirements
Lot width & depth

Lot Buildability Notes

Summarizes what can realistically be built
Access type (legal/physical)
Utilities present or needed

Feasibility Flags & Watchouts

Anything that could complicate development (slopes, splits, utility extensions)
Not deal-killers—just what to be aware of

Planning Considerations

Constraints, timelines, or expectations expressed by the owner
Specific factors affecting timing

Ideal End User / Buyer Profile Fit

What type of buyer/developer is most likely to be interested (spec builder, infill developer, investor)
Example use cases (e.g., cluster housing, 2-lot split, build-to-rent)

Builder or Use Case Alignment

Quick notes about which builder types and products fit best
Notes about feasibility for specific strategies (e.g., tiny home village)

Professional Path Recommendations

Suggestions to consult a permit expeditor, surveyor, or other professional
Next steps for moving the property forward

Parcel Map or Aerial Snapshot

Visual reference of the parcel

Alignment Summary

Recap of zoning fit, access status, utilities, and best use

Lifetime Support

Ability to come back to you with questions or for help connecting to your trusted professionals

Timeline & Delivery

Because I personally research your property — including reaching out to county offices and checking planning maps — blueprints are delivered within 5–7 business days.
If it takes longer due to county delays, I’ll let you know and keep you in the loop.

What Happens After You Order:

You fill out a quick form with your parcel info
I personally dig in — and reach out to the county or anyone needed
Your depending on which level of clarity you chose, it will land in your inbox within 5–7 business days
You can reach out anytime with questions — forever.

Heard About It From a Friend?

If someone referred you, drop their name in the form.
Once you order, they get $100 from me as a thank-you.

*limited time offer*

Order Your Land Clarity Blueprint

Whether you own land, invest in it, develop it, or list it, the Land Clarity Blueprint makes your next steps clear.

Own, invest, develop or list land?

The Land Clarity Blueprint makes your next steps clear

How landowners benefit

Clear, plain-English zoning summary so you understand exactly what’s allowed
A market-informed estimate of your land’s value, including what features (or lack of features) could affect price
Buildability insights (access, utilities, lot shape, setbacks) so you know what’s realistic
Notes on overlays, easements, or local plans that could affect your property
Guidance on whether to sell, keep, improve, or rezone
A resource you can share with buyers or family—answers to common questions already handled
Lifetime access to updates or follow-up support whenever you need it

How developers benefit

Detailed zoning and density confirmation so you can quickly gauge yield potential
Infrastructure overview (roads, water, sewer) to assess development feasibility
Buildability review so you can sketch initial layouts with confidence
Notes on planning overlays or approvals that could impact entitlement timelines
Insights on comparable sales for underwriting and offer strategy
Support for refining your project vision or connecting with trusted local professionals
Updates anytime as conditions change—so you can pivot without surprises

How investors benfit

Zoning and density clarity so you see the highest and best use at a glance
Feasibility review—access, utilities, constraints—so you can avoid hidden pitfalls
Comparable sales analysis for smarter offers and stronger negotiations
Notes on overlays or red flags that could impact returns
A clear perspective on exit options (hold, flip, entitlement)
Professional documentation to share with lenders or partners
Ongoing support so your strategy evolves with the market

How agents benefit

A clean, professional summary you can share with buyers to build trust
A market value estimate that sets realistic pricing expectations
Clear insights on the best-fit buyer profile (builder, investor, homeowner)
Buildability and feasibility details that answer buyer questions upfront
Documentation that makes your listings stand out in a crowded market
Lifetime access to updates if the property changes or the seller needs to pivot
A simple way to move listings faster and with fewer surprises

FAQ’s

Can’t I just call the county myself?

Absolutely—you can. But most people end up spending hours on hold, get conflicting answers from different departments, and still feel unsure what it all means. I do the legwork and translate everything into plain English so you’re clear and confident.

My agent already pulled zoning info—why do I need this?

That’s a great start—many agents provide the basic zoning details. The Blueprint simply goes a step further by confirming specifics like setbacks, overlays, and feasibility considerations. It’s designed to support you and your agent by putting everything in one clear, buyer-friendly reference.

Buyers can do their own due diligence—why should I bother?

They can—but the clearer and more professional your information, the more serious buyers trust your property, move faster, and make stronger offers. Clarity is an advantage.

Why is it $350?

Because you’re not just buying a PDF. You’re saving hours of research, confusion, and second-guessing.

You’re also getting lifetime access to me as a resource whenever questions come up or circumstances change.

And if you decide to sell, build, or develop, I can point you toward trusted professionals—from surveyors to notaries—who can help you take the next step confidently.

Plus, whenever someone has questions about your land, you can simply share the Blueprint instead of repeating the same details over and over.

It’s not just information. It’s clarity, support, and a roadmap you can use again and again.

How accurate is this? Is it an appraisal?

This isn’t a formal appraisal. The Blueprint is an educational resource that compiles public records, zoning research, and comparable data into a clear overview. It’s meant to help you—and any potential buyer—understand what’s possible and make informed decisions.

I don’t set or guarantee property values—I help you see the information a buyer, builder, or investor would consider before making an offer.

I’ve sold land before without something like this.

That’s great—sometimes it works out fine. But if you’re here, you probably want more certainty this time. The Blueprint exists to make sure you (and any buyer) have all the facts upfront.

Finally ready for some clarity when it comes to land?

Fill out the short form and submit payment to get your Land Clarity Blueprint.

Once delivered, you’ll find a clear, actionable look at what your land is worth, what it supports, and what it could become.