Planning Performance Audit
$25,000
Apply to this class →Defined engagements · public price bands
A price, a boundary, and a door.
Every engagement names the question, decision owner, evidence boundary, deliverables, timing, price, and review standard before work begins.
The full TIF Plan-to-Performance Ledger is delivered through the 90-Day Planning-to-Delivery Desk. Smaller diagnostics stay bounded and do not imply a complete district ledger.
Client work does not buy editorial conclusions.
Founding City · governed floors
Four paid classes. One canonical application.
90-Day Planning-to-Delivery Desk
$75,000–$95,000
Apply to this class →Annual Place Intelligence Desk
$150,000–$250,000 / year
Apply to this class →Portfolio Observatory
$250,000–$500,000+
Apply to this class →Planning to delivery
Maintain the operating record.
Fixed-scope intelligence for one geography, project, district, or decision. Public capital, private delivery, and pipeline remain separate classes.
Planning Performance Audit
4–6 weeks
One geography. Plan versus delivery. Capital classes kept apart. What the record does not prove.
$25,000
Includes
- — Current ruling
- — Decision charter
- — Plan-to-performance ledger
- — Capital trace
- — Source room
- — Limitation statement
Not included
Lobbying, appraisal, or a purchased ranking.
90-Day Planning-to-Delivery Desk
90 days
The operating record after the binder. Monday notes. Live clocks.
$75,000–$95,000
Includes
- — Audit artifacts
- — Weekly Monday note
- — Decision clock
- — Named review boundary
- — 90-day kill
Not included
Unlimited geography or advocacy at the dais.
Site / petition intelligence brief
10–21 days
One site or petition, one current decision, and an explicit evidence boundary.
$8,000–$18,000
Includes
- — Public-record scan
- — Decision and entitlement clock
- — Evidence gaps
- — Executive brief
Not included
Legal opinion, brokerage, lobbying, engineering, architecture, or licensed planning services.
District / capital ledger
3–5 weeks
Five figures, not one story. Unlike economic classes remain separate.
$12,000–$28,000
Includes
- — Instrument scan
- — Capital-class separation
- — Source-linked figures
- — Gaps and next clocks
Not included
An invented district-investment total, audit assurance, appraisal, legal advice, or a causal finding the record cannot support.
Entitlement clock / embedded watch
90-day minimum
A bounded watch universe with verified changes and named decision clocks.
$8,000–$20,000 / month
Includes
- — Defined watch universe
- — Verified change record
- — Decision clocks
- — Scheduled briefings
Not included
Anonymous surveillance, contingent advocacy, or outcome guarantees.
Applied Smart Urbanism
One site · four tests
A parcel-bound assessment. Never a decorative citywide score.
$10,000–$24,000
Includes
- — One site
- — Four defined tests
- — Source-linked evidence
- — Ruling and limitations
Not included
A citywide score, generic smart-city claim, or finding untethered to a parcel and instrument.
Property and decisions
One decision. The record behind it.
Short-form intelligence that names the question, public-record boundary, decision owner, deadline, and next action.
Property Intelligence Brief
7–14 days
One property or micro-market. One decision: list, sell, buy, rebuild, price, or time.
$6,000–$12,000
Includes
- — One named decision
- — Public-record layer
- — Source register
- — Conclusion, limitations, and next action
Not included
MLS scraping, appraisal, or a ghostwritten listing presentation. Client-authorized market data is separately scoped.
Decision sprint
3–5 weeks
A bounded decision packet for a consequential public or private choice.
$18,000–$40,000
Includes
- — Research and relationship map
- — Bounded options
- — Principal briefing
- — Decision packet
Not included
Implementation, lobbying, transaction compensation, or recurring monitoring unless separately scoped.
Operator layer
Public evidence. Persistent support.
The public record remains inspectable. Paid products add a defined watch universe or retained institutional state.
Naples Seat
First 40
The operator layer for the Naples and Collier proof geography. Not the primary sell.
$149 / month
Includes
- — Monday operator brief
- — Persistent reviewed state
- — Watch, pin, and export when available
Not included
Institution-specific monitoring, custom geography, or professional advice.
Institutional Desk
Custom geography · 90-day kill
A private operating record for a defined institution and geography.
From $5,000 / month
Includes
- — Custom watch universe
- — Private briefing
- — Retained institutional state
- — Direct access
Not included
Unlimited geography, advocacy, or a full planning-to-delivery engagement.
Scope distinction
Three recurring offers. Three different jobs.
- Institutional Desk · from $5,000/month
- A custom watch universe and private monthly briefing.
- Embedded Intelligence Desk · $8,000–$20,000/month
- Continuous research, institutional memory, and direct decision support.
- 90-Day Planning-to-Delivery Desk · $75,000–$95,000
- The delivery class for a full TIF Plan-to-Performance Ledger: one district, versioned for 90 days.