The Pre-Offer Zoning Kit: free for investors, flippers and small builders
Know what you can legally build on a lot before you make the offer.
Free kit: the 10-Minute Zoning Check, a printable checklist, and the exact email to send the planning office. Plus access to a free Cividian account. Works in any US city.
Step 1 of 2
Try it on your city
Type any US city and Cividian pulls live figures from its public data API, with the source on every line. Then see what the zoning check adds.
Cividian never fabricates a number. If a figure cannot be verified, it says Pending.
Zoning for Muncie, IN: what you can build, quoted from the adopted ordinance
The 10-Minute Zoning Check shows you how to find these answers yourself, step by step, on a real adopted ordinance.
Unlock the 10-Minute Zoning CheckHow it works
Search
Search any US address.
Read
Zoning quoted word for word from the adopted ordinance, plus the parcel, the building and flood.
Decide
Development scenarios and a sourced brief you can check line by line.
What's inside the 10-Minute Zoning Check
The 7 steps, in order, each with a time box: 1. Confirm the jurisdiction. 2. Find the adopted ordinance and official map. 3. Find the parcel's district. 4. Check your use. 5. Pull the dimensional standards. 6. Count parking. 7. Write three questions.
A worked example on a real adopted ordinance: Muncie, Indiana, 201 pages, with every number cited by article and section.
The surprise the method finds: on a 50-foot lot, Muncie's R-5 district, which permits up to 24 units, won't allow a three-unit building. The R-4A district, a lower number, will.
The one-page checklist. Print it, fill it in for any US address, and keep it in the offer file.
The planning-office script: three numbered questions and an email template, so one email gets you a written answer.
The walk-away list: when the lot fails a minimum, your use needs a hearing you haven't priced, parking can't be reached, or you can't find the adopted text and map.
See it on a real ordinance: Muncie, Indiana
On a 50-foot lot in Muncie, the R-5 district permits two to twenty-four units, yet three or more units need a lot at least 100 feet wide (Art. XVII, Sec. 3(B)). The R-4A district permits a three-unit dwelling on a 50-foot lot (Art. XVI-A, Secs. 1 and 3). The guide works it through step by step. For a live address, Cividian read the ordinance for 300 N High St and returned 35 to 42 verbatim quotes, depending on the run. A quote is kept only if it matches the ordinance word for word, every one carries its source, and a second model audits every finding.
Word for word from the ordinance
“The width and street frontage of multiple unit residential lots shall be a minimum of one hundred (100) feet at the building line and there shall be a minimum of nine thousand (9,000) square feet in area, exclusive of right-of-ways.”
What the Muncie read returns
A list of passages from the adopted zoning ordinance, each shown exactly as written with its source, sitting next to the parcel, the existing building footprint, property records, the flood layer and deterministic development scenarios for the lot. Every quote is labeled "confirm with the planning office."
Source: City of Muncie Comprehensive Zoning Ordinance, 201 pages, linked from delawarecounty.in.gov, amendments listed through 8/4/2025. Cividian reads it using NVIDIA Nemotron models on Nebius. A Cividian brief is research, not legal advice and not a zoning verification letter. Confirm with the planning office before you rely on it.
Who this is for
Buy-and-hold investors
You want to know if that big lot can take a second unit before you pay for the land like it can.
Flippers and value-add buyers
Your plan adds a unit, an addition or a garage apartment, and one setback or parking rule decides whether it pencils.
Small builders and infill developers
You build 1 to 50 units at a time and can't spend $15,000 a year on feasibility software to check one infill lot.
Wholesalers
You sell the lot's potential, so you need proof of what's allowed that a buyer can check for themselves.
Agents and brokers who sell land
Your buyer asks "what can I build here?" and "it's zoned residential" isn't a real answer.
The Pre-Offer Zoning Kit: everything you get free
Access to a free Cividian account (3 site briefs a month)
Parcel, building footprint, property records, flood, development scenarios and the zoning ordinance read with verbatim, sourced quotes. Paid plans start at $59 a month; you don't need one to start.
The 10-Minute Zoning Check (PDF)
The 7-step method to run on any lot before you make an offer.
The one-page checklist
Page 11 of the guide. Print it and fill it in per address.
The planning-office script
Three numbered questions and an email template, so you get the answer in writing.
The Muncie walkthrough
A real 201-page ordinance worked in full: a duplex, a fourplex and a small store on the same 50 x 140 ft lot.
The 2:31 demo
Watch Cividian read Muncie's zoning code for one address, quote by quote.
A spot on the founding-member list
Founding members get Cividian first, with founding-member pricing. Each verified referral moves you up 10 spots.
The founding list gets Cividian first, with founding-member pricing.
Join once and verify your number. Your spot is held in list order, and each verified referral moves you up 10 spots.
Cividian never fabricates a number. If a figure cannot be verified, it says Pending.
Send me the kitQuestions
Is it free?
Yes. The Pre-Offer Zoning Kit is free, and joining gives you access to a free Cividian account (3 site briefs a month). Joining asks for your name, email, role and a verified mobile number. It does not ask for payment details.
Why do you need my phone number?
Joining creates your account, holds your founding-list spot and comes with access to a free Cividian account (3 site briefs a month). We verify your mobile number with one text code to confirm a real person owns the account and to protect it from fake sign-ups. We will not call you. Marketing texts only happen if you check the optional box, and you can reply STOP anytime.
What is Cividian?
Cividian turns a US property address into an auditable site brief: the parcel, the existing building footprint, property records, flood, and deterministic development scenarios (capacity, parking fit, screening economics). It reads the adopted zoning ordinance with NVIDIA Nemotron models on Nebius and keeps only quotes that match the ordinance word for word, each with its source. A second model audits every finding. It's built in Indiana by founder Owen Crabbe.
Do I need to be in Indiana?
No. The 10-Minute Zoning Check works in any US city, because the same questions apply everywhere. Cividian takes any US address. Parcel data is deepest in Indiana today, and some layers in other states are still marked coming soon. The brief shows you what it has for your address.
How is this different from PropStream or Zoneomics-style tools?
Different jobs. Lead tools like PropStream are built to find properties and owners: lists, filters, skip tracing and marketing. Zoning platforms like Zoneomics map zoning districts and sell zoning reports, mostly to professionals. Cividian starts from one address and answers what can be built there, with the ordinance's exact words and source attached to each finding, a second model auditing it, and a free tier to start. Plenty of investors will use a list tool to find the deal and Cividian to check it.
What data do you keep?
What you enter here (name, email, role and mobile number), your consent choices, and the addresses you run briefs on so your briefs stay in your account. Your phone number is used to verify and secure your account, and for marketing texts only if you opted in. The full details are in the privacy policy.
When do I get access?
The kit: the moment you verify your phone. Access to a free Cividian account (3 site briefs a month): right away, at cividian.com. Founding members get Cividian first, with founding-member pricing, in list order. Each verified referral moves you up 10 spots.
Check the zoning before you check your bank balance.
Get the Pre-Offer Zoning Kit: the 10-Minute Zoning Check, the checklist, the planning-office script, the Muncie walkthrough, the 2:31 demo and access to a free Cividian account (3 site briefs a month).
Send me the kit