How to Get a Site Feasibility Report Before You Buy Land in Metro Atlanta
The single highest-leverage check you can write in real estate is the one for a civil engineering site feasibility report — before you commit earnest money on raw or under-developed land. It typically costs 1–3% of the total project budget and routinely saves buyers six- and seven-figure losses by exposing fatal site problems while there is still a contingency period to walk away.
This article explains what a feasibility report actually is, what it should cover for Metro Atlanta properties specifically, and how to use it to negotiate, walk away, or move forward with confidence.
Key Takeaways
- A site feasibility report is a civil engineer’s formal analysis of whether a piece of land can support the buyer’s intended use.
- A good feasibility report combines zoning, utility availability, soils and geotechnical, stormwater and floodplain, environmental constraints, access, and yield.
- Fees typically range from a few thousand dollars for a small residential parcel to $40,000–$80,000+ for a 600-acre mixed-use due diligence package.
- In Georgia, most residential purchase contracts include a due diligence period — that is the window in which to commission and digest the report.
- A negative feasibility report is not a failure — it is the cheapest possible way to learn the deal does not work.
What a Site Feasibility Report Should Cover
Every site is different, but a complete Metro Atlanta feasibility report addresses the following categories at minimum:
1. Zoning and Land Use
- Current zoning designation and permitted uses
- Required setbacks, height limits, lot coverage, FAR, and density
- Any overlay districts (historic, viewshed, conservation, form-based code)
- Probability and timeline of rezoning if required
2. Utility Availability
- Public water — main size, distance, available pressure, tap fees
- Sanitary sewer — gravity availability, lift station requirements, capacity letter from the authority
- Electric, gas, and telecom — service availability and extension costs
- Septic feasibility — required only when public sewer is not available; involves soil testing and Environmental Health input
3. Stormwater and Floodplain
- FEMA floodplain status (Zone AE, X, etc.)
- Estimated detention pond footprint and water quality requirements per the Georgia Stormwater Management Manual
- Downstream conveyance capacity and any known flooding history
- Stream buffers and state waters jurisdictional review
4. Environmental and Soils
- Phase I Environmental Site Assessment — recommended for any property with industrial, gas station, dry cleaner, or agricultural history
- Wetlands and waters of the U.S. delineation if any blue-line streams or wetland signatures exist
- Geotechnical investigation — soil bearing, rock, groundwater, expansive soils
- Tree survey and ordinance-required tree retention
5. Access and Transportation
- Frontage and curb cut feasibility on the public road
- Sight distance at the proposed driveway location
- GDOT or county DOT permit requirements
- Traffic study requirement and estimated trip generation
6. Yield and Concept Plan
- Approximate number of lots, units, or square feet the site can support
- Concept site plan showing realistic building footprints, parking, drives, and stormwater facilities
- Identification of any “deal-killer” constraints
When to Commission a Feasibility Report
The right time is during the due diligence period in your purchase contract. In Georgia residential transactions, the due diligence period is typically 7–21 days. For commercial and land contracts, it is often 30–90 days. The feasibility report should be commissioned within the first 48 hours of going under contract so the engineer has working time before the contingency expires.
For high-value or complex sites, sophisticated buyers commission a pre-offer feasibility report before signing a contract. This costs more in aggregate (the engineer does not get the design work as a follow-on) but eliminates surprises during the due diligence window.
What a Feasibility Report Does Not Replace
- Title insurance and title review — done by your attorney, not your engineer
- Survey — a stamped boundary and topographic survey by a Georgia-licensed Professional Land Surveyor
- Environmental Phase II investigation — only triggered if Phase I shows recognized environmental conditions
- Architectural feasibility — a separate analysis if building design is unusual or constrained
- Legal opinion on rezoning likelihood — your land use attorney’s job, not the engineer’s
How to Read a Feasibility Report
Look first at the executive summary. A well-written feasibility report should tell you on the first page whether the site supports your intended use, what the deal-killers are (if any), and what the rough order-of-magnitude development costs look like. Then read the constraints section twice. The buried sentence in section 4.3 about a 100-year floodplain crossing 40% of the property is exactly the kind of finding that pays for the report.
Real Examples From Recent Mack Engineering Projects
- A buyer of a 4-acre tract in Cherokee County learned through feasibility analysis that the sewer manhole he had been told was “right at the property line” was actually 1,400 feet away and 60 feet uphill — saving a $250,000 surprise.
- A 12-lot subdivision concept in Milton was downsized to 7 lots after the rural viewshed and stream buffer analysis showed the original yield was not achievable.
- An ADU-conversion buyer in Alpharetta walked away after the septic assessment showed the existing field could not support additional bedrooms and the lot had no room for expansion.
Frequently Asked Questions
How much does a feasibility report cost in Metro Atlanta?
Fees scale with site size and complexity. A small residential lot may be a few thousand dollars. A 5–20 acre commercial parcel typically runs $8,000–$25,000. Large mixed-use due diligence packages can run $40,000–$80,000 or more.
How long does a feasibility report take?
Most reports can be delivered in 2–4 weeks. Rush turnarounds are sometimes possible, but the limiting factor is often third-party data (utility letters, soils testing, environmental Phase I).
Will the engineer who does my feasibility report design the project?
Usually, yes. Most clients hire the feasibility engineer to follow on into engineering design — and most engineers price the feasibility scope accordingly. But you are not obligated to.
What if the feasibility report says my deal does not work?
You exercise your due diligence contingency and walk away — typically losing only the diligence fee and the engineering fee. That is the entire point of due diligence.
Do I need a feasibility report for a tear-down or simple lot purchase?
Not always. If the existing zoning clearly supports the intended use, all utilities are confirmed at the lot, and there is no floodplain, wetland, or steep slope concern, a feasibility report may be unnecessary. Ask an engineer for a 30-minute pre-screen call before deciding.
Ready to move your project forward?
Mack Engineering is a full-service civil engineering and land development firm based in Alpharetta, Georgia. We deliver fast turnarounds, single-PE accountability on every project, and deep working knowledge of the permitting offices across Metro Atlanta — Cherokee, Forsyth, Fulton, Cobb, and surrounding counties. Whether you are a developer, builder, property owner, or buyer, we will tell you the truth about your site before you spend money you cannot get back. Contact Mack Engineering for a no-obligation consultation or to request a fixed-fee quote.