Land survey: Cost, types, and how to get one

A land survey measures and maps your property’s boundaries, dimensions, and features so you can confirm where your property lines are and uncover easements or encroachments. Surveys are often required for mortgages or new construction and can help prevent costly disputes. Expect typical costs to range from around $500 to well over $2,000 for basic surveys, with higher costs for complex or commercial work.

Key takeaways:

• A land survey is the accepted professional method for establishing property boundaries, easements, encroachments, and structural details that affect a property’s value and use.
• Costs typically range from $475 to $25,000 (averaging $2,300), depending on property size, location, terrain, and survey type.
• The right type of survey depends on why you’re getting it, whether that’s to buy a home, resolve a boundary dispute, subdivide land, or build a new structure.

What is a land survey?

A land survey measures and maps property boundaries, dimensions, and features. This includes property lines, easements, encroachments, and other details. By confirming this information through scientific methods, surveys can help answer questions about obtaining a mortgage, construction plans, and ownership in general.

What does a land survey show?

Let’s take a closer look at the different property details a completed survey can reveal.

Property lines and lot dimensions

A land survey can tell you exactly where your property corners are, giving you the boundaries, shape, slope, and size of your lot with mathematical precision. It also can detail the positions of any monuments on the property, such as prominent trees or bodies of water.

Buildings, fences, and driveways

A land survey can show property improvements, including buildings, fences, driveways, and other structures. This can help you plan new additions or landscaping projects.

Easements and encroachments

A land survey can show easements and encroachments.

An easement is a legal right that allows others to use part of the land. The most common type of easement is a right-of-way, which gives others the right to travel through a section of the property. This often allows owners to access an otherwise landlocked property.

An encroachment is an unauthorized intrusion into a neighboring property. For example, this could be a structure or an overhanging tree branch that extends into the neighbor's yard.

Owners and potential buyers like to know whether a property has easements or encroachments because they can affect the property's desirability.

Why you might need a land survey

Here’s when you might consider getting a land survey:

Buying or selling real estate

When you buy or sell real estate, a survey can confirm what’s included in the property before you finalize the sale. This can help you transact with more confidence.

Mortgage requirements

Some lenders may require a land survey before financing a property. After all, they want to properly understand the contours and value of what you’re pledging as collateral on the loan.

Boundary disputes with neighbors

A land survey could help settle boundary disputes with neighbors by clarifying the location of property lines and identifying potential encroachments.

Utilities, construction, and property improvements

Having a land survey can help you know where to install utilities, build structures, plan drainage, and make other improvements. Without one, you could make costly mistakes. For example, you could accidentally dig up underground pipes and utility lines.

Subdividing land

A land survey can be used to subdivide a property into smaller parcels. Of course, this requires government approval, but a survey is an essential part of the process.

How much does a land survey cost?

According to Angi, a land survey can cost anywhere from $475 to $25,000, depending on the property’s size, location, survey type, and more. However, the average cost is $2,300.

Here are the main factors that affect the cost of a land survey:

Location

Land survey pricing varies by location. Generally, surveys in densely populated areas like cities cost more than those in rural areas.

Terrain

Undeveloped or hard-to-access land can increase the work required to complete a survey, increasing the price.

Dimensions

Naturally, the larger the property, the more the survey will cost, since it must span a greater distance.

Survey type

Some survey types cost more than others because they require more detail. For example, a topographical survey includes a property's elevations and contours, while a boundary survey shows property lines.

How to compare land survey quotes

Before hiring a property surveyor, clarify the purpose of the survey and then compare multiple quotes. Judge bids based on the surveyor’s reputation, what’s included in the survey, and price.

Types of land surveys

Below are the most common types of land surveys explained.

Boundary survey

Boundary surveys are used to locate property lines and corners. They also may locate easement lines and encroachments.

ALTA/NSPS survey

An American Land Title Association/National Society of Professional Surveyors (ALTA/NSPS) survey is a standardized and comprehensive survey used by title companies and lenders in commercial real estate deals. Its main purpose is to reveal information needed to provide title insurance.

Topographic survey

A topographic survey maps a property’s elevation, slopes, and terrain, enabling builders and engineers to plan construction projects.

As-built survey

An as-built survey is a survey performed after construction to show the positions of actual structures rather than their planned configuration.

Mortgage survey

A mortgage survey is a survey required by lenders to verify a property’s boundaries, existing structures, and other details affecting its use as collateral.

Subdivision survey

A subdivision survey divides a parcel into smaller lots, establishing new property lines and boundaries. Getting one requires filing with a government office.

New construction survey

A new construction survey translates architectural and engineering blueprints onto a physical building site. It shows the location of planned structures, roads, and utilities.

Location survey

A location survey is an approximate survey used to locate the general area of a property. It’s less precise than a boundary survey but also less expensive.

Site-planning survey

A site-planning survey is a survey used to plan property improvements and developments before construction begins. They’re often required to get a building permit.

How to choose the right type of land survey

The type of land survey you should get depends on what you need the survey for.

If you’re buying a home

If you’re buying a home, you may need a mortgage, location, boundary, or other survey, depending on the lender’s requirements and concerns about the property.

If you’re building or making property improvements

If you’re building or making property improvements, consider getting a site-planning or new construction survey. It can show where to put foundations, utilities, and drainage.

If you’re resolving a boundary dispute

If you need to resolve a boundary dispute, get a boundary survey. It will clarify where property lines are to resolve any confusion or misunderstanding.

If you’re subdividing land

If you're subdividing land, get a subdivision survey. The local government authority with which you file the subdivision can tell you more about its survey requirements.

How to get a land survey

To commission a land survey, follow these steps.

Find a licensed professional land surveyor

Start by finding a Licensed Professional Land Surveyor (PLS) near you through the National Society of Professional Surveyors.

Prepare property details before requesting a quote

Before contacting surveyors, determine what you need the survey for and your property’s approximate size. This can help ensure you find the right match.

Understand the land survey process

A land survey involves not just fieldwork but computations and a review of historical deeds and field measurements. Knowing this can help you set proper expectations.

Review the final survey map

Once the survey is complete, review it. Depending on the survey type, it’ll show property lines, structures, easements, encroachments, and other lot details.

Can you use an existing land survey?

Depending on your needs, an existing survey may be sufficient.

How to get land survey records

If you’re wondering how to get a copy of a recorded land survey, you can usually request it from your county recorder’s or auditor’s office. You may need the property’s Assessor’s Parcel Number (APN), which you can request from the owner or find in your closing documents if you are the owner.

When to order a new survey

If the most recent survey appears outdated or there have been changes to the property since, you may want to order a new survey. Lender requirements or complex property issues may also necessitate getting a new survey.

FAQ

Here are answers to some frequently asked questions regarding land surveys:

What is the purpose of a land survey?

The main purpose of a land survey is to locate property boundaries and features. This is helpful when buying, selling, building, or resolving disputes about a property.

Is a land surveyor free?

No, a land surveyor generally charges for their services. Compare quotes to get the best deal.

Is it worth getting a land survey?

A land survey can be worthwhile to avoid disputes, zoning issues, or confusion about what you are buying.

How long is a land survey good for?

Land surveys do not have set expiration dates, but older surveys may need to be updated if property features or legal requirements have changed.

Can an app or online tool replace a land surveyor?

An app or online tool can help with some tasks and questions, but only a survey by a licensed professional land surveyor is legally enforceable.

The bottom line: Land surveys can clarify your property lines

Ultimately, a land survey helps you understand a property's boundaries, easements, encroachments, potential issues, and other details. The type of survey you get and how much it will cost depend on the survey's purpose. Whatever you do, work only with a licensed surveyor since only then is the survey legally binding.

If you’re ready to buy a piece of land you’ve surveyed or to build a new home on one, we can help. Explore your borrowing options today with Rocket Mortgage.