Dirt Dog AI is the commercial land intelligence platform built by the only land broker in the Carolinas at Marcus & Millichap. NLP search across 22M+ parcels, ML feasibility scoring, council voting intelligence, and live buyer matching — in 60 seconds.
Built from a real broker's daily workflow — not a product manager's assumptions about what brokers need.
Type what you're looking for in plain English. Dirt Dog AI queries 22M+ commercial parcels across 20 Southeast markets in seconds — no GIS skills, no filters, no CoStar subscription required for this workflow.
Every parcel gets a feasibility score from our XGBoost model trained on 3,842 labeled commercial parcels — 87% accuracy, 0.93 AUC. Hidden Gems detection surfaces off-market opportunities at 93.7% accuracy before your competitors find them.
Know what the zoning code says — and whether the council will actually approve it. 450+ analyzed council meetings with sentiment scoring, plus 9,200+ outcome-labeled rezoning petitions across 20 markets. No competitor has this dataset.
119 active commercial buyer profiles with specific site criteria — retail, multifamily, industrial, automotive, LIHTC, and more. Run any parcel through a reverse search to see who's actively looking for that exact site type right now.
Six pro forma engines covering for-sale residential, multifamily, LIHTC affordable housing, commercial (QSR/automotive), generic DCF, and pitch summary. RSMeans construction costs built in. From parcel to back-of-napkin numbers in 60 seconds.
22M+ parcels across NC, SC, GA, TN, VA, and beyond — with Charlotte as the deepest market. Zoning, flood, environmental, topographic, and ownership data unified in one platform with new markets added continuously.
No GIS license. No county website. No calling the planning department. No spreadsheet.
Type what you're looking for the way you'd describe it to a colleague — asset class, acreage, zoning, proximity, ownership type, market. Dirt Dog AI queries 22M+ parcels across the Southeast instantly.
Every result gets an ML feasibility score. See council voting history, entitlement risk, and who among 119 active buyers is looking for this exact site type right now.
One click produces a full feasibility report — zoning, flood, demographics, pro forma with RSMeans costs, buyer match summary. Export it, send it, or use it to make the call on whether to pursue.
Every tool in the market is built for residential homebuilders. Dirt Dog AI is built for the people who source commercial land — and for the developers who need to find it before it's listed.
We're onboarding a small group of commercial land brokers, developers, and lenders across the Southeast this month. Beta users who contribute feedback get the founders rate — $100/mo locked forever, regardless of future pricing.
If you've got a question that isn't here, email hunter@dirtdogai.com.
The beta covers 20 Southeast markets across NC, SC, GA, TN, and VA, with Charlotte as the deepest market. The platform has 22M+ parcels ingested. Coverage depth varies by market — Charlotte has full council intelligence, rezoning petition RAG, and ML training data. Other Southeast metros have parcel, zoning, and ownership data with more intelligence layers being added continuously based on beta feedback.
CoStar shows listed properties — Dirt Dog AI finds what's not listed. Prophetic AI is built for top-100 homebuilders at $19–45K/year with no commercial multi-asset workflow. Dirt AI is a post-site-selection feasibility tool for developer teams — it starts after you've already found the site. Dirt Dog AI is the discovery and evaluation layer that none of those tools serve: NLP off-market search, ML scoring, council voting intelligence, and buyer matching for commercial brokers and small developers.
Dirt Dog AI has analyzed 450+ council meetings across 20 markets with sentiment scoring, plus 9,200+ rezoning petition outcomes. This lets you see not just what the zoning code allows — but how likely a given municipality is to approve the rezoning you need, based on their actual voting history on comparable petitions. No other tool in the market has this dataset.
Free during the private beta. Beta users who contribute meaningful feedback during the trial — completing the intake form, participating in a group feedback call, and submitting a 30-day debrief — get the founders rate of $100/month locked forever. Public launch pricing will be Free (10 searches), Pro at $149/month, Team at $499/month, and Enterprise at $999/month.
Yes — and this is one of the most purpose-built features. The platform has a dedicated LIHTC pro forma engine, OZ tract identification, and council voting intelligence specifically on affordable housing rezonings. It's in active use through the LISC Charlotte REDi Developer Incubator. If you're doing affordable housing development in the Southeast, this is the only tool with a workflow built for your asset class.
Yes — the entitlement risk scoring is specifically valuable for construction loan underwriting. The platform produces a quantified probability of rezoning approval based on council voting history, which is the #1 unknown risk factor in land development lending. Lender API access is available at $2,500/month. Reach out to hunter@dirtdogai.com to discuss.