Land Survey Cost: What to Expect and Factors That Influence Prices

When you’re looking to determine the exact boundaries and features of your property, land surveys are essential.

There are various types of surveys, each serving a different purpose and coming at different costs.

Knowing which kind of land survey you need can save you time and money.

In this article, we’ll guide you through the different types of land surveys, helping you understand their benefits and how much you might expect to pay.

What is Land Surveying?

Land surveying demands extensive training and certifications.

Each state sets its own licensing criteria and requires surveyors to have a certain amount of experience.

Surveyors employ specialized tools to take precise measurements of land plots. They document data points, check angles, and measure distances.

These professionals mark plot boundaries with stakes or other markers.

In addition to fieldwork, surveyors conduct thorough research on land records to ensure accuracy.

This process is crucial, especially for creating a residential land report, as different geographical locations may have unique requirements.

How much is a land survey?

Land survey costs can differ widely based on the type of survey and various other factors. Here is a breakdown of what you might expect to pay for different types of surveys:

Land surveyors charge varying rates depending on the survey type, lot size, and complexity.

For instance, boundary surveys can range from $100 to $600.

The cost of land surveys also fluctuates based on acreage and the time of year.

Using a survey cost calculator can provide a more precise estimate based on your specific needs.

Land Survey Costs by Type

ALTA Land Survey

An American Land Title Association (ALTA) land survey, also known as a mortgage survey, typically costs between $1,200 and $3,000.

This type of survey is often required by title companies or lenders when you are buying a home or investment property.

It helps ensure that the property meets all necessary legal and financial criteria before it can be financed.

Boundary Survey

Boundary surveys are essential for determining the exact limits and corners of a property.

They are especially useful for personal records, local easements, or resolving legal disputes.

The cost for a boundary survey ranges between $100 and $600.

Location Survey

Location surveys not only determine the property boundaries but also include information about site improvements.

These surveys show the size and position of buildings and other features in relation to the property lines.

They are often needed when applying for zoning permits, with costs ranging from $600 to $1,000.

Subdivision Survey

When you need to split a parcel of land into multiple lots, a subdivision survey is necessary.

This type of survey generally costs around $500. It is used to create subdivision plats that must be filed in land records.

Site-Planning Survey

A site-planning survey is crucial for planning site improvements and development.

This type of survey, which costs about $1,000, is also typically required when you apply for building permits.

It includes detailed plans for proposed improvements within the property boundaries.

For more information on planning a construction project, check out the key components needed for successful development (https://www.e-a-a.com/site-plan/).

Construction Survey

Construction surveys are used to guide workers on where to build specific structures.

They typically cost between $1,000 and $2,000 and mark out the locations where buildings and other structures will be placed.

This type of survey is vital for ensuring that construction projects follow the planned layout.

Topographic Survey

A topographic survey maps out both natural and man-made features of a property, such as trees, fences, utilities, and elevation changes.

These are crucial for planning site improvements and usually cost between $500 and $1,200.

This type of survey helps in designing developments that work well with the land’s features.

Land Survey Costs Explained

The cost of a land survey can vary significantly based on the type of survey, the size and shape of the property, and the travel required for the surveyor. Here’s a breakdown of the factors that influence the costs:

• Acreage: Larger properties typically cost more to survey. Surveying a property that spans multiple acres can cost thousands of dollars.
• Terrain: Surveying clear and flat land is usually cheaper than dealing with hilly or heavily vegetated areas. Complex terrains increase the surveyor’s effort and, therefore, the cost.
• Type of Survey: The cost depends on the type of survey you need. ALTA and new construction surveys are among the most expensive, while property, boundary, and mortgage surveys are generally less costly.
• Travel and Research: Surveyors often spend time researching property deeds and official records to ensure accurate legal descriptions. If they have to travel a long distance to your property, travel costs will be added.

In addition to these factors, surveys might also include extra costs for services such as:

• Researching Easements: Essential to identify land use rights granted to others, like utilities or septic tanks.
• Defining Legal Boundaries: Accurate determination of property corners and lines can prevent future property disputes and encroachments.
• Elevation Certificates: These may be required for properties in flood zones to determine the elevation above sea level.
• Locating Utilities: Finding existing utility lines or septic tanks ensures that site improvements do not interfere with these utilities.

Who Needs Land Surveying?

Those Buying or Selling a House

If you’re purchasing or selling property, it’s essential to clearly establish property lines.

This ensures the new owners have precise documentation of the land’s boundaries.

It prevents future disputes over what land belongs to who. Financing and real estate transactions rely heavily on this clarity to avoid complications. Clear property lines are a must for closing deals.

Those Planning Expansions

When you’re planning to expand your home, you need to know exactly where your property ends.

You can’t afford to accidentally build in your neighbor’s yard. This applies to both building additions and landscaping projects.

Precise boundary knowledge ensures your remodeling or refinishing work stays within your legal property limits and doesn’t cause any neighborly disputes.

Those Installing a Fence

Installing a fence on your property requires accurate knowledge of your boundaries.

Fences improve security and privacy but constructing them on the wrong side could lead to disputes.

Having a land survey done beforehand makes sure your fence installation is done correctly, without any future problems with neighbors over encroachment.

Those Separating Land

When dividing land, knowing your exact boundaries is crucial.

It helps in clearly splitting the land, ensuring each person knows their share.

This is especially important in situations like inheritance or selling land portions. A land survey simplifies determining what part of the land goes to each owner, making subdivision smoother and fairer.

For Commercial Purposes

For those purchasing commercial property, land surveys are vital.

They confirm boundary lines and help avoid issues with neighboring properties.

As your business grows, knowing your exact property limits prevents legal troubles and helps in planning expansions or new constructions without encroaching on others’ property.

This is key for maintaining good relations with neighboring businesses and ensuring your commercial projects stay compliant with zoning laws and regulations.

How do I get a land survey for my property?

Getting a land survey for your property involves a few key steps.

Start by contacting multiple local professionals to gather different estimates.

Verify that the surveyor you choose is licensed and insured.

Checking their reviews and asking for references can help you find a reputable expert.

It’s important not to base your decision solely on price.

A trustworthy surveyor is crucial, especially if the property lines are questioned in court. Generally, a survey from a reliable professional will be accurate for five to ten years.

For more details on the costs involved, you can visit average land survey cost.

What does a land survey look like?

A land survey provides a detailed view of your property’s boundaries and features.

This document is crucial for understanding the exact parameters of your land. It helps banks determine what they’re lending on, guides construction plans, and informs you where you can make improvements.

Here’s what you can expect in a typical land survey:

• Boundary lines: The survey will include a certified report outlining your property’s boundary lines. Additionally, you will receive a sealed certification for legal use, valid for 5 to 10 years depending on state laws.
• Easements: These sections detail the legal rights someone else has to use part of your land for specific purposes, such as utility access.
• Rights-of-Way: This part shows areas where two properties meet and outlines the rights each property owner has over these shared spaces.
• Overlaps: These are the areas where property lines might overlap, possibly leading to shared ownership or usage rights.
• Service entrances: Details where service vehicles can access your property, important for maintenance and emergency services.

Always verify that the address on your survey matches the one on your deed. Mistakes in these documents can cause serious legal and construction delays. Furthermore, only surveys with proof of certification can be used legally.

While MySitePlan doesn’t provide certified land surveys, their non-certified site plans might be enough for getting building permits or avoiding boundary disputes.

Land Survey Costs & FAQs

What is a Land Survey?

A land survey defines property lines and pinpoints the location of various features on a property.

These surveys indicate where one piece of land ends and another begins. They highlight the exact boundaries of the property and the dimensions of any buildings or improvements on the site.

How Much Does a Land Survey Cost?

Land survey costs vary widely, ranging from $100 to $3,000.

The type of survey, location, and lot size all affect the price.

Boundary surveys are typically the cheapest, costing between $100 and $600. On the other hand, ALTA surveys are the most expensive, ranging from $1,200 to $3,000.

How Do I Read a Land Survey?

Reading a land survey involves understanding its symbols and abbreviations. Start with the legend, which explains these symbols.

The survey map will show boundary lines marked by angles and distances. Look for physical markers like iron pins or stakes. The map may also note easements, rights-of-way, or encroachments.

Contour lines could show changes in elevation, and there will be legal descriptions providing more property details.

What Is the Difference Between ALTA and Boundary Surveys?

ALTA surveys are detailed surveys used mainly in real estate transactions to meet lender requirements. They provide extensive information about the property.

Boundary surveys, on the other hand, simply map out the exact edges of a property.

How Long Does a Typical Land Survey Take to Complete?

The time it takes to complete a land survey varies. Simple surveys can take a few hours, while more complex ones might take several days.

Factors affecting this include the type of survey and the complexity of the property.

Are There Any Legal Requirements for Conducting a Land Survey?

Yes, there are legal requirements. Most places require land surveyors to be licensed and to follow specific standards.

They often need to file the results with local land authorities. This ensures the survey is recognized for legal purposes.

Can a Land Survey Affect Property Taxes?

A land survey might affect your property taxes. If the survey changes or clarifies your property boundaries, your property tax assessment could be adjusted. This can either increase or decrease the amount you owe in property taxes.

What Should I Do if My Land Survey Reveals a Dispute with a Neighbor’s Boundary?

If a land survey shows a boundary dispute with a neighbor, discuss the findings with them.

You might need mediation or legal advice to resolve the issue.

It’s important to address these disputes promptly to avoid prolonged conflicts.