Running nowBUFFALO, NYPRE-DEVELOPMENT
Atlas OS: know what a site will cost before you commit to it.
Human-in-the-loop estimating for pre-development. Atlas pulls parcel, zoning and code data, builds the estimate, and stops for a person to check every number that matters.
01 What goes in
Public record, the codes, and your program.
Atlas reads what is already on record for the site, applies the zoning and building codes, and takes your program and cost basis as given.
Every input keeps its source, so anyone can see where a number came from.
- ParcelLot area and frontage, ownership, assessment, easements on filePublic record
- ZoningAllowed uses, height, density, parking, setbacks, overlaysZoning code
- CodeConstruction type, egress, separations, accessibility triggersBuilding code
- ProgramUnit mix, ground-floor use, parking approach, phasingYou
- Cost basisUnit costs, soft-cost percentages, contingency policyYou and your estimator
02 What comes out
An estimate you can trace, line by line.
The estimate arrives with its ledger: every assumption behind it, where it came from, and who checked it. What it can’t settle alone becomes a question for the right expert.
- 01The estimateHard costs, soft costs, contingency and schedule, with every line tied to its source.
- 02The assumption ledgerEvery assumption behind the estimate, each with a reviewer and a date.
- 03What needs a personThe numbers that move the total, queued for a check before anyone relies on them.
- 04Questions for expertsWhat the estimate can’t settle alone, drafted as asks for counsel, engineers and your estimator.
03 Where a person checks
Every assumption has a reviewer and a date.
Atlas stops at every number that moves the total: land basis, floor area, units, hard and soft costs, contingency and schedule. A named person checks each one against its source before anything relies on it.
When an expert’s answer changes an input, the line goes back for a recheck. Licensed professionals keep responsible charge of their work. Atlas seals nothing.
| Number that matters | Source | Reviewer | Status |
|---|---|---|---|
| Land basis | Purchase agreement | Development lead | Checked · Oct 14, 2026 |
| Gross floor area and FAR | Zoning code, survey | Zoning counsel | Checked · Oct 20, 2026 |
| Units and mix | Program | Development lead | Checked · Oct 22, 2026 |
| Hard cost per square foot | Estimator, market data | Estimator, then development lead | Waiting for a person |
| Soft costs | Budget template | Development lead | Checked · Oct 28, 2026 |
| Contingency | Your policy | Development lead | Changed by an answer · recheck |
| Schedule | Plan, expert answers | Project manager | Waiting for a person |
Atlas stopped here
Hard cost per square foot
- Source
- The estimator’s figure and the market data it was checked against
- Reviewer
- Estimator, then development lead
- Moves the total
- Yes. Nothing downstream relies on it until it is checked.
04 One record from here on
The estimate is where the project’s record starts.
The estimate becomes the first entry in the project’s world. Answers, re-plans and decisions build on it, with their history. When the construction loop is built (stage 04), it carries on from the same record.
Nobody re-keys it into a new spreadsheet at the next phase.
- EstimateThe first entry in the project’s world
- Expert answersAttach to the lines they change
- Re-plansKeep what changed and why
- Construction loopAhead, at stage 04. When it’s built, it carries on from the same record.
05 See it
A recording, not a mockup.
Bring a site. We’ll walk you through its estimate.
A working session with the people who built Atlas, on a site you’re weighing or one you know well. You’ll see every source and every check.