How much does a land survey cost and how do I get one?

If you plan to purchase a new home on a parcel of land, you may need to have a land survey conducted on the property to know what you’re really buying.

While the average cost of a land survey is $2,300, it can vary widely based on several factors.

Before you get started, it can be helpful to learn more about the different types of land surveys, how much they can cost and what they can offer to the property owner.

What is a land survey?

A land survey is used to map out the shape and boundaries of a piece of land. It’s an exact drawing of the dimensions of the parcel, as well as any physical features, both natural and manufactured. Essentially, a land survey provides you with a documented understanding of the boundaries of a property. What’s included in a land survey will depend on the depth of the type of survey you plan to have conducted. At a minimum, a land survey includes measuring and recording the boundaries, elevation levels and angles of a parcel of land.

How much should a land survey cost?

The cost to survey land typically ranges from $475 – $25,000, with an average price of $2,300. This price, and all others mentioned in the article, come from Angi, which has an in-depth methodology to determine average costs.

As can be seen, this price can vary significantly, depending on the location, type of survey, dimensions of the property, terrain, and level of accessibility to the property.

Location

Prices for everything vary significantly across the country, so a land survey near Boston, Massachusetts, may cost quite a bit more than a land survey near Tulsa, Oklahoma, for the same size plot. But location is not limited simply to state or region. If a piece of land is difficult to get to, perhaps without an access road, the price can increase.

Terrain

If the land needing a survey is undeveloped or uncleared, the cost of the land survey can increase. Brush, woodlands and rocky outcrops can make a survey more complex, resulting in an increased price. This is particularly true if the land is potentially treacherous, such as a large plot of land with possibly abandoned mine shafts. However, if you’re looking to survey a small plot in a neighborhood, the terrain is unlikely to be a significant factor.

Dimensions

Understandably, the size of a property is going to have a significant impact on the cost. A plot smaller than an acre will likely fetch you a price below $1,000, but a plot of 40 acres will likely send you into the five-digit zone.

Survey type

There are seven main types of land surveys, all with different purposes and varying levels of depth and cost.

7 types of land surveys 

Different types of land surveys are used for different purposes. Here are the most common types of land surveys and the average cost of each. Keep in mind that the average costs vary widely, and you may find surveys outside this range on either side depending on location and other factors.

1. Boundary survey

This type of land survey is used to locate the corners and property boundary lines of a parcel of land. A boundary survey will use both recorded deeds and physical markers to define the boundary lines on a piece of land.

A boundary survey does require both record and field research. It’s typically used for personal records and locating easements.

Average cost: $1,200 – $5,500

2. ALTA survey

An American Land Title Association (ALTA) survey provides a lender and/or title company with the required survey data to deliver an ALTA insurance policy. An ALTA survey is commonly done before purchasing a piece of property or investing in a new home.

Average cost: $2,500 – $10,000

3. Topographic survey

Topographic surveys are used to understand the locations of both human-made and natural features on a parcel of land. These features may include roads, buildings, ditches, trees, streams and utilities.

This type of survey is most commonly used by architects and engineers working on property improvement plans.

Average cost: $2,000 – $6,500

4. As-built survey

An as-built survey is best for those who are planning to build a large home or work on a landscape construction project. A professional surveyor provides a three-dimensional rendering of your home using lasers. An as-built survey can provide you with interior and exterior blueprints, which are highly accurate.

Average cost: $1,600 – $3,800

5. Mortgage survey

Similar to an ALTA survey, a mortgage survey is used when purchasing a home or piece of property. It verifies structures on the property, land and property title owners, and that the property meets all building and zoning codes before the purchase is made.

Average cost: $1,500 – $4,500

6. Subdivision survey

Just like the name implies, this survey is used to divide a piece of land into smaller pieces, also called lots. A subdivision survey must be recorded by a government agency, most likely both local and state.

Average cost: $300 – $400 per lot

7. New construction survey

A new construction survey is necessary before establishing structures on a parcel of land, including roads, utilities and buildings. This type of survey utilizes both vertical and horizontal grading.

Vertical positions are verified by differences in elevations in comparison to a specific location on the property, which is known as the benchmark. Horizontal positions are determined by distances between structures.

Average cost: $1,800 – $6,500

Reasons you might need a land survey

To survey your land, you will need to hire a professional who can perform legal land surveys. Land surveyors use different methods depending on the size and shape of the property.

Here are some of the reasons you may need to hire a land surveyor:

Fulfilling mortgage requirements: When applying for a mortgage, you may be required to hire a land surveyor to conduct a land survey on the property. This will depend on the type of mortgage you’re applying for and whether your mortgage lender legally requires it.

Resolving disputes with neighbors: Land surveys can be used to resolve boundary issues with neighbors. This is a great way to practice good neighbor etiquette.

Buying or selling real estate: You’ll want to know exactly what’s included if you plan to sell or buy a piece of land.

Installing utilities: You’ll need to know boundary lines to put utilities on your property. You’ll also need a land survey if you’re putting in a new septic system.

Divvying up the land: A land survey is necessary if you plan to create smaller lots of land out of the larger parcel.

Updating a survey: You have an outdated land survey and need a refreshed one.

How to get a land survey

There is always a chance that a land survey for your property already exists, so be sure to check your local property records before anything else. If you can’t find one, or it’s outdated, you’ll have to hire a professional land surveyor. Search online for some in your area and ask for quotes. Consider price estimates, reviews, experience level, and area of specialty if you have particular concerns about your land, such as size or treacherous terrain. All states require land surveyors to be licensed, so be sure to check credentials of everyone you contact.

How to survey your own property

Hiring a professional land surveyor is the best option if you plan to submit the documentation as legal property records. However, you’re able to survey your own property for personal records by analyzing the plat map of the property.

If you recently purchased a new property, there may still be opportunities to establish physical markers on your lot to mark boundaries. This can be found in paperwork like a property deed or online as a public record. You can find past land survey records on your local county assessor’s website or at the county recorder’s office.

Remember, surveying your own property cannot be used for legal purposes but may be used for personal records.

The bottom line: Understanding the cost of land surveys

Having a legal land survey conducted on your property is a smart homeowner move, especially if you’re dealing with disputes over property lines with neighbors or if you just recently purchased a new home.

With this list of different types of land surveys, determine which one is the best fit for what you need or what may be required from you. If you aren’t sure which is the best pick, talk to professional land surveyors in your area for their expertise regarding your situation.

Before you can have your land surveyed, you need a lot to build on or a home to buy. Get a head start and apply for your initial mortgage approval with the Home Loan Experts at Rocket Mortgage^®.