Ranges first, with the caveat that all of these move by market and by site complexity, so treat them as what to expect on the phone rather than a quote.
An ALTA/NSPS survey on a small commercial parcel commonly runs $3,500 to $8,000, and it's more than a boundary survey because it plots easements, encroachments, and the items in the title commitment. Lenders and title companies usually require it. A geotech investigation with four to six borings on a couple of acres typically lands around $6,000 to $12,000, more if they hit rock or need deeper borings. Civil engineering for site plan approval is often quoted as a fee based on a percentage of estimated site work, which is why your engineer answered the way he did. Ask him for a flat fee with a defined scope and a stated number of resubmittals instead, since jurisdictions differ wildly in how many review rounds they take. A traffic impact study, where the jurisdiction requires one, is frequently $8,000 to $20,000.
On software: the enterprise development platforms are priced per project or per seat and start in the thousands per year, aimed at teams running many projects at once. At one or two projects, a spreadsheet plus a construction management tool in the low hundreds per month is what most small developers actually use.
The budget item people forget isn't a report, it's the insurance and the license. You'll need builder's risk for the construction period and general liability, and the premiums scale with hard cost, so get an indication early rather than after you've locked the budget. Whether you need a general contractor's license yourself depends entirely on state law, and some states also license the entity that acts as its own builder, so confirm that with your state licensing board before you plan to self-perform anything.
