Sand and Sage Solutions

What Sand and Sage Solutions does

Sand and Sage Solutions LLC is a privately held, Bend, Oregon-area land development consulting firm founded in 2024 that specializes in single-family residential land evaluation and permitting. The firm serves individual land buyers, real estate investors, and on-your-lot home builders (HiLine Homes, Clayton, Creative Homes) across 115+ jurisdictions in 9 states, anchored in the Pacific Northwest (Oregon, Washington, Idaho). It is led by principal Don Healy, who brings over 20 years of residential land development experience, alongside a small team that collectively carries 40+ years of construction experience.

The firm's core offerings are organized as three consulting services (Due Diligence, Onsite Evaluation, Consultation) plus two turnkey deliverables: the SiteFacts Report, a proprietary parcel-specific research product that consolidates zoning, setbacks, overlays, utility access, easements, geohazard flags, and permit-relevant requirements into a single document; and Residential Permit Services, a fixed-fee end-to-end permit management workflow covering intake, SiteFacts research, application preparation, submittal, status tracking, and unlimited correction-letter response. A standalone Site Plan drafting service (from $500) accompanies the permit package. Underlying all deliverables is the proprietary SiteFacts research engine, which encodes jurisdiction-specific permitting requirements accumulated across 115+ jurisdictions and is co-marketed via a separate sitefactsreport.com domain.

Sand and Sage operates a sales-led, professional services business model with project-based fixed fees (Site Plans from $500, Permit Services from $750, custom quotes for minor permits) and a freemium entry point (a free 30-minute consultation). Go-to-market is direct-to-consumer via the company website, phone (541-316-0371), and email, supplemented by referral flow from three named on-your-lot builder partners and active working relationships with municipal permitting staff at the City of Bend, City of Sisters, and Deschutes County. Marketing is primarily organic and content-led, anchored on an educational blog covering land due diligence, septic/sewer, geotechnical, access/driveway, WUI/fire, and permitting topics, with documented word-of-mouth referrals driven by integrity-led customer interactions.

Name

Sand and Sage Solutions

Legal name

Sand & Sage Solutions LLC

Website

https://sandandsagesolutions.com

Company type

Private

Founded year

2024

Operating status

Operating

Headcount range

1–10 employees

Short description

Sand and Sage Solutions is a Bend, Oregon-area land development consulting firm that provides residential due diligence, site evaluation, and permit management services to individuals, investors, and on-your-lot builders across 115+ U.S. jurisdictions in 9 states.

Ownership category

akta.pro rank

Product category

Land Development Consulting

NAICS

Surveying and Mapping (except Geophysical) Services (541370), Site Preparation Contractors (238910), Land Subdivision (2372)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Real Estate Development & Feasibility Advisory (Highest-and-Best-Use, Entitlements Support) (BPAJANAC)

akta.pro secondary industries

Phase II ESA & Subsurface Investigation (Soil/Groundwater Sampling) (EUAHAEAB), Landscape Grading, Drainage & Site Preparation (HSAIABAD)

Keywords

• Land due diligence
• Homesite evaluation
• Residential permitting
• Land development consulting
• Site plan drafting

Headquarters

HQ city

Terrebonne

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Site Plan services: One-time fee per project for drafting site plans. Listed at from $500.
2. Residential Permit Services: Flat-fee project-based engagement covering jurisdiction research, application prep, documentation, submittal, status tracking, and unlimited correction letter management. Listed at from $750 per project. Jurisdiction fees are paid separately by the client directly to the municipality.
3. Due Diligence Reports: Comprehensive report-based service delivering research on zoning, utilities, floodplain, seismic, fire requirements, stormwater, erosion, geotechnical considerations, and historical permits for a specific property.
4. Onsite Evaluation Services: Expert site visit and reporting service covering slope, soils, utility connections, property pins, fire marshal concerns, and home siting recommendations. Delivered as detailed findings and recommendations.
5. Consulting Services: Customized consulting solutions tailored to specific client needs, providing expert advice and guidance at every stage of the land buying process.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels6 records

Core offering

Sand and Sage Solutions is a Pacific Northwest land development consulting firm that delivers parcel-specific due diligence research, on-property site evaluations, and end-to-end residential permit management for individuals buying land to build single-family homes. Its SiteFacts™ proprietary research platform consolidates zoning, setbacks, overlays, utility access, geohazard flags, and jurisdiction-specific permit and planning requirements into a single turnkey report that powers both due diligence and permit submittal workflows across 115+ jurisdictions in 9 states.

Product overview

Sand and Sage Solutions operates a single consulting practice centered on residential land development, delivered as a portfolio of three core services — Due Diligence, Onsite Evaluation, and Consultation Services — under which it sells two flagship turnkey deliverables: the SiteFacts Report (a proprietary, parcel-specific research product covering zoning, utilities, overlays, and geohazards) and Residential Permit Services (which bundles SiteFacts research with application prep, submittal, tracking, and unlimited correction management and pairs with a standalone Site Plan deliverable). All offerings are powered by the firm's SiteFacts™ engine and are sold to individual land buyers, investors, and on-your-lot builders in the Pacific Northwest and across 9 states.

Differentiator

Problem solved

Functional benefit

Products and services

• Due Diligence Comprehensive property research deliverable producing a written report covering zoning, utilities, environmental, floodplain/wetlands, seismic/wind/snow load, fire and stormwater requirements, geotechnical flags, and historical permit data for a specific lot.
• Onsite Evaluation On-property expert visit that measures slope, checks utility connections, identifies property pins, assesses soils, and produces a written recommendations report to support new home construction decisions.
• Consultation Services Customized advisory consulting delivered alongside clients through the land search, evaluation, purchase, and development stages for residential home-building projects.
• Residential Permit Services End-to-end permit management service covering jurisdiction research, SiteFacts report, application preparation, submittal, status tracking, and correction-letter response. Includes unlimited correction rounds at no additional cost and operates across 115+ jurisdictions in 9 states.
• Site Plan Drafting Service Professionally drafted site plan with lot coverage calculations, used as a deliverable for the permit submittal package. Priced from $500.
• SiteFacts Report Proprietary, parcel-specific research deliverable that consolidates zoning, setbacks, overlays, utility access, permit flags, geohazards, and other buildability risks into a single turnkey document. Powers both the Due Diligence and Residential Permit Services workflows.

Quantifiable outcome

• 250+ site evaluations completed across 115+ jurisdictions in 9 states
• +3 more outcomes

Named customers2 records

Segments3 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration1 record

Feature3 records

Partnerships

Eight partnerships are on record, tiered core and major.

• SiteFactscoreStrategic or Co-development PartnerSiteFacts is the proprietary research platform that powers Sand & Sage's due diligence reports and permit service workflow ("Powered by SiteFacts™"). It is used to identify every permit, planning approval, and checklist item a specific jurisdiction requires for a given property. The platform is co-marketed (separate sitefactsreport.com site) and embedded directly in Sand & Sage's residential permit landing page.
• HiLine HomescoreChannel Partner/ Reseller/ DistributorHiLine Homes is an On-Your-Lot home builder that routes buyer-owned-lot customers to Sand & Sage for due diligence and permit services. Sand & Sage states it "works regularly" with HiLine and integrates within the builder's preferred process.
• ClaytoncoreChannel Partner/ Reseller/ DistributorClayton is an On-Your-Lot home builder that Sand & Sage works with regularly for permit and due diligence services on buyer-owned lots. Sand & Sage operates within Clayton's preferred process.
• Creative HomescoreChannel Partner/ Reseller/ DistributorCreative Homes is an On-Your-Lot home builder listed alongside HiLine Homes and Clayton as a builder Sand & Sage works with regularly for permit and due diligence services.
• City of BendcoreOthersActive working relationship with City of Bend permitting staff, cited as a credibility marker on the Residential Permit Services landing page. Enables Sand & Sage to execute due diligence and manage permits within the city jurisdiction.
• City of SisterscoreOthersActive working relationship with City of Sisters permitting staff, cited alongside City of Bend and Deschutes County as part of Sand & Sage's stated jurisdictional authority and credibility.
• Deschutes CountycoreOthersActive working relationship with Deschutes County permitting staff, listed alongside City of Bend and City of Sisters. Enables Sand & Sage's permit and due diligence work in the county, including handling of Oregon Scenic Waterway Notice of Intent filings and solar setback requirements specific to the jurisdiction.
• SiteFacts Report (property due diligence reports)majorOEM/ Whitelabel/ Licensing PartnerSiteFacts Due Diligence Reports (sold via sitefactsreport.com) are cross-promoted from Sand & Sage's blog content and embedded directly into the residential permit service workflow as the pre-application research step. Buyers in the planning stage are referred to SiteFacts reports to surface zoning, setbacks, overlays, utility access, and permit-relevant requirements before committing to a site.

Scale indicators5 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• BuildZoom: BuildZoom connects property owners with licensed contractors and aggregates permit and project data across U.S. jurisdictions. It competes with Sand & Sage in the residential permit intelligence layer and operates a much larger national dataset of permit activity.
• SiteFacts Report: SiteFacts Report is the co-marketed, self-serve version of the proprietary research platform that powers Sand & Sage's due diligence. It is effectively the firm's own productized channel and represents the closest productized analog to the manual reports Sand & Sage delivers.

Broad incumbents

• Zillow: Zillow is the dominant U.S. residential real estate platform with extensive land and home data. While not a direct competitor in permit management, its scale, data assets, and brand represent the broader incumbent that could expand downward into land-specific diligence services.
• EDR (Environmental Data Resources): EDR provides nationwide environmental and land-use data products for real estate due diligence, used by commercial and residential transaction professionals. It overlaps with the SiteFacts research product at the parcel-data layer but serves a broader commercial audience.

Regional players

• LandWatch: LandWatch is a national land listing marketplace serving buyers of rural, recreational, and residential land. It targets the same end-customer (land buyer) and represents both a potential referral source and a comparator for the due diligence packages that buyers attach to land transactions.

Emerging players

• AcreTrader: AcreTrader is a land investing marketplace focused on rural and residential land. While more financial-product oriented, it shares the same end-buyer persona (land purchaser needing buildability diligence) and represents an adjacent channel that could enter due diligence services.
• GreenLite: GreenLite is a construction permit platform that streamlines permitting for residential and commercial builders using standardized data and digital workflows. It overlaps with Sand & Sage's permit intake, research, and submittal process and represents a potential software-driven competitor in the same workflow.
• PermitFlow: PermitFlow is a permit management platform built for homebuilders that automates application prep, plan review, and correction-letter response. It targets the same residential permit workflow that Sand & Sage runs manually through SiteFacts, representing the software-native version of the same value proposition.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/Sand-and-Sage-Solutions-LLC-61568327270311
• LinkedInlinkedin.com/company/sand-and-sage-solutions

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Sand and Sage Solutions