Anywhere in the country, LotVision pulls the parcel with its ownership and transaction record, lays a georeferenced aerial underneath it, detects the buildings already standing, tests a 1–4 lot split against real setbacks, and hands you a CAD-ready site plan and a written feasibility report. In California it also checks the plan against the ADU and lot-split statutes.
"Can this be split?" is the most expensive question in residential development — because the honest answer usually costs a site visit, a civil engineer and three weeks. So people guess, and either walk away from good dirt or buy bad dirt.
Every screenshot below is the real application — no mockups.
Type an address or an APN anywhere in the United States and hit Locate. LotVision fetches the parcel boundary along with its ownership and transaction record, use code, acreage and computed dimensions — then pulls a matching georeferenced aerial and lands it pre-aligned to the lot. Fourteen California counties are wired directly into their own GIS for the deepest attribute detail. If the boundary is off, nudge it, or trace your own straight through the imagery.
Pick 1, 2, 3 or 4 lots and choose side-by-side or front-to-back. LotVision fits them and explains what it did — "4 lots fit the 183′ frontage at ~45.8′ each — no internal road." When a layout does need access, choose the road pattern: frontage, flag, spine or cul-de-sac. Each lot gets labelled with its own area and dimensions.
Auto-fetch the zoning record on locate, or enter the standards yourself: front, side and rear setbacks, maximum coverage, FAR, height and minimum lot size. Existing, proposed and ADU setbacks each draw as their own overlay so you can read them apart. ADU setbacks default to California's 4′ side and rear under Gov. Code §66323.
Set house size, beds, baths, stories and footprint, attached or detached garages, parking stalls, detached ADUs and JADUs inside the main home. Import a real floor plan as DXF, PDF or a scanned drawing and save it to your library for reuse. Or hand the whole thing to the AI Designer, which reviews every lot together, positions each footprint inside the buildable envelope and flags the lots that don't work — then lays out driveways, walkways and planting.
Drop into a 3D oblique view with real satellite imagery and Mapbox buildings, with the parcel boundary picked out. Then export: SVG and PDF for the deck, DXF with proper CAD layers for the engineer, KML to open the plan over live imagery in Google Earth, an editable plan file to hand another LotVision user — and a written feasibility report that states the zoning standards, the takeoffs and the compliance check.
You're not just getting a boundary. Locate a property and LotVision brings the ownership record, the transaction history, the terrain, the flood exposure and the buildings already standing on it — then draws them.
Owner of record for the parcel, so you know who to approach before you spend anything else.
The sale history behind the property — what it last traded for, and when.
APN, use code, acreage, year built, computed frontage and depth, and lot area.
Mapbox's building layer, detected in one click and assigned to the lot each structure sits on.
Ground elevation from the USGS 3D Elevation Program — the first hint of a grading problem.
The flood zone the parcel sits in, before it turns up in a lender's conditions.
Setbacks, coverage, FAR, height and minimum lot size retrieved for the parcel via Zoneomics.
Thirteen ADU, JADU and lot-split laws checked against the parcel — see below.
Public utility layers — water service district, sewer boundary and fire hydrants — are live for Napa County today, with more counties being added.
Short walkthroughs for each stage — the same "How do I?" clips that sit inside the app next to every step.
Boundary, APN, acreage, use code and computed dimensions pulled live anywhere in the US — with fourteen California counties wired straight into their own GIS.
Who owns the parcel and what it last traded for — the two facts that decide whether a promising lot is worth a phone call.
Ground elevation from USGS 3DEP and the parcel's FEMA flood zone — grading and insurance problems surface before you're committed.
Detect every structure already standing in one click, drawn to scale and auto-assigned to whichever proposed lot it falls in.
Five imagery sources including free USGS NAIP and county orthos, EagleView when you need sharper, or upload your own drone orthomosaic.
Side-by-side or front-to-back, with automatic road patterns — frontage, flag, spine or cul-de-sac — and per-lot area and dimensions.
Existing, proposed and ADU setbacks drawn as separate layers, so the buildable envelope is something you look at rather than calculate.
Setbacks, coverage, FAR, height and minimum lot size retrieved for the parcel via Zoneomics — with every field editable when local rules differ.
California only
Thirteen ADU, JADU and lot-split laws checked against the parcel's own data — each marked pass, fail or needs-verification.
Size, beds, baths, stories, garages, stalls, ADUs and JADUs. Import a real plan as DXF, PDF or scan and save it to a reusable library.
Reviews every lot together, places each footprint inside the buildable envelope, flags lots that don't work, and lays out driveways and planting.
Water, sewer, storm, gas and electric traced, offset from a property line, or generated from a metes-and-bounds description, with standard fittings.
Twenty-one driveway and planting materials, path tools, tree symbols, patios, pools and fire pits — enough to make a plan a seller understands.
DXF with proper layers, KML for Google Earth, SVG, multi-size PDF, an editable plan file to share, and a written feasibility report.
A softer coloured rendering for client-facing work, plus 3D oblique views and Google Street View for context in the same file.
California rewrote residential zoning through a decade of statutes, and the rules that decide whether a plan is even legal are scattered across thirteen of them. LotVision keeps the list, marks each one against the parcel's own data, and is honest about which ones it can't verify on its own.
A feasibility study is only useful if the engineer, the lender and the seller can all open it. LotVision writes six formats, and the vector and PDF outputs render LotVision's own drawing — lots, buildings, setbacks — never third-party aerial imagery, so there's no licensing question about where the plan ends up.
The parcels worth buying are the ones nobody else has run the numbers on. LotVision turns a maybe-list into an answered list — you find out which addresses carry a second, third or fourth lot before you've paid anyone to tell you.
Most listing presentations show comps. Very few show the owner that their lot carries a second home, or that the deep back yard is a parcel. Walking into a listing appointment with a drawn site plan of what the property could become is a different conversation entirely.
California spent a decade making it legal to add a home to a lot that already has one. Whether that applies to your property depends on setbacks, lot size, and which statute you fall under — which is exactly the sort of thing that's hard to look up and easy to be told wrong about.
Early-stage massing is unbillable work that has to happen anyway. LotVision does the parcel research, the setback geometry and the code check first, so the time you spend is spent on design rather than on establishing what the site will allow.
LotVision runs on credits — an analysis draws down a balance, so a slow month costs you less than a busy one.
No. LotVision works nationwide. Parcels, ownership and transaction records, aerial imagery, USGS 3DEP elevation, FEMA flood zones and Mapbox building footprints are available across the United States, and the drawing, subdivision, program and export tools work on any parcel you can locate.
Two things are narrower. Fourteen California counties are integrated directly with their own county GIS for the deepest attribute detail — Napa, Sonoma, Solano, Marin, Contra Costa, Alameda, Sacramento, San Joaquin, Yolo, Placer, El Dorado, Los Angeles, San Diego and Orange — and more are being added. And the ADU and lot-split statute review is California only, because it's built around California's specific body of law. Everywhere else you get the same parcel data, the same geometry and the same exports, without the statute checklist.
The owner of record for the parcel and the transaction history behind it — what the property last sold for and when. For a developer that's the difference between a list of addresses and a list of people to call; for an agent it's the basis of a conversation with an owner who may not know what their lot can carry.
Depth varies with what each jurisdiction publishes. Where a county exposes less, LotVision shows what it has rather than filling gaps with guesses.
No, and it doesn't pretend to be. LotVision is a feasibility and screening tool — it tells you quickly and cheaply whether a parcel is worth the cost of real professional work, and gives that professional a head start when you engage them. The statute checker is reference material, not legal advice, and the app marks what it cannot verify.
All of it. The trial isn't a feature-limited demo — you get the full workspace, real county parcel data, the statute checker and every export format. What's limited is the credit balance, so the constraint is how many parcels you analyse, not what you can do with them.
Yes. Alongside Mapbox, USGS NAIP, county orthos and Esri — all free — you can upload a high-resolution photo or a drone orthomosaic and use the align, rotate and scale controls to fit it to the parcel boundary. EagleView is supported as a paid source. You can also import a site plan as an image or a DXF, which carries true geometry and lands to scale.
The DXF export writes parcel, lots, setbacks and traced buildings as separate CAD layers, which imports into standard drafting packages. The PDF and SVG exports render LotVision's own drawing rather than third-party aerial imagery — which keeps the imagery licensing question out of anything you distribute. For aerial context, export KML and open the plan over live imagery in Google Earth.
One click on Auto-detect buildings from map data pulls the existing structures from Mapbox's building layer, draws them to scale on the parcel, and assigns each one to whichever proposed lot it falls inside. You then review what came back — set each building's kind and status, keep it, mark it for demolition, or delete it if the data is wrong — and the takeoff updates as you go.
It's the fastest way to answer the question that follows every split: what's already standing, and which of it is in the way?
It means the core workflow — locate, split, set back, program, export — is working and in daily use, while some pieces are newer than others. 3D view is explicitly marked beta and doesn't yet overlay proposed structures. Being early is also the point: what gets built next is shaped by the people using it now.
Go type its address. You'll know in about ninety seconds whether it's worth a second thought — and it costs nothing to find out.
Start your free trial