What is a Land Survey: Types, Costs, and Benefits

A land survey is a visual layout of a property and includes details about its topography and boundaries. This can be useful when resolving disputes, dividing plots, or buying/selling land.

If you have any property for sale and are wondering if you need a land survey, keep reading! In today’s article, we’ll explain everything you need to know about land surveys and discuss some situations where you may need to have one conducted.

Let’s start!

Key Takeaways

• A land survey is a detailed layout of a property’s features and boundaries. You can request a copy of a recorded land survey from the local or state government office.
• A land survey may be needed when selling or buying land, building a structure, or installing new utilities. This document can also be used to resolve neighborly disputes and divide plot sizes.
• The seven main types of land surveys are boundary, ALTA, topographic, mortgage, as-built, subdivision, and construction.
• A land survey costs $543 on average, but the final price can still change depending on terrain type, property location, land dimensions, and other factors.
• Conducting a land survey can help you establish property boundaries, discover easements, identify potential improvements, and reveal environmental problems on the land.

What is a Land Survey, and How Does it Work?

A land survey is used to determine the boundaries of a property and establish its legal description. To do this, a land surveyor will create a map of your land, showing its size, shape, location, and topography.

This information can be used for many purposes, including:

• Title insurance. If there are any issues with title insurance, such as easements granted by deed restrictions, a land survey can help address them so that buyers don't end up owning something they didn't intend to buy.

• Zoning laws. These dictate what types of structures may be built within town limits and may vary from place to place depending on the population density requirements needed for fire protection services.

5+ Vital Reasons Why You May Need a Land Survey

Since land surveys can tell you everything you need to know about a specific lot, you may need one conducted when:

#1. Selling or Buying Land

A property survey determines the size and topography of a specific lot, which can help buyers know exactly what they’re paying for. They can also use this to negotiate a lower selling price in case there are discrepancies in the property description.

Meanwhile, sellers can use a land survey to sell their properties at a more competitive price. Even if you are only selling one acre of land, its size may differ depending on your location, so it’s important to conduct a land survey to get the most value.

That said, you won’t need a land survey if you sell your land to cash buyers like CashOnLands. We specialize in online land sales and can immediately give you an offer after we assess your property.

#2. Resolving Neighbor Disputes

A land survey provides a definitive overview of property lines, which can be crucial in resolving neighborly disputes and other legal issues related to encroachments.

For instance, if you suspect that fences or structures have been accidentally built on your property, you can use a land survey to address the boundary violation and foster trust between you and your neighbors.

#3. Building New Structures

Before building a new structure on your property, it’s important to conduct a land survey to help you determine the best place to build. If you only rely on the surface view of your property, you may run into hidden problems or obstructions during construction that can hinder its progress.

#4. Installing Utility Lines

Installing water utility lines on vacant land can help you sell the property later on, as this is one of the top-selling land types for residential development areas. But you can’t do this safely without a land survey, as it reveals any existing utility connections and sewage systems on the property and helps you avoid potential complications when installing new ones.

Additionally, since these lines are underground, it can be difficult to accurately pinpoint their location without a land survey, which can sometimes lead to accidental damage during installation.

#5. Determining Plot Size

If you’re planning to sell your land per acre, you may need a land survey to help you divide the plots properly. Once you have the exact dimensions of each plot, you can get the land appraised and start looking for potential buyers.

That said, if you need to sell quickly, consider selling your land for cash with CashOnLands. Our expert team can help you get the best value for your land quickly and stress-free.

#6. Updating Your Old Land Survey

Whether you’re trying to sell land on your own or are planning to make significant changes to your property, you need to update your land survey. Ensuring that your property’s records are up-to-date will help you comply with local regulations during construction and avoid potential legal issues with buyers.

7 Main Types of Land Surveys

From locating property lines to identifying natural and man-made features on the lot, there are different types of land surveys for various purposes.

Let’s discuss each one below.

#1. Boundary Survey

A boundary survey involves both record and field research and is done to determine a property's legal corners and boundary lines. This is the most common type of land survey and is often used for personal records and to locate easements.

Cost: $100 to $600

#2. ALTA Survey

An American Land Title Association (ALTA) survey provides a comprehensive view of the property's overall condition and features. Real estate firms and lenders require ALTA surveys before issuing title insurance, and they are often done before buying a new home or property.

Cost: $1,200 to $3,000

#3. Topographic Survey

A topographic survey documents all the features on the property, both man-made and natural. These can include:

• Roads
• Trees
• Streams
• Utilities
• Fences
• Buildings

This is an example of a land survey that may be required by a local government agency or used by engineers or architects when planning site developments. Topographic surveys also identify slopes and elevations on the land.

Cost: $500 to $1,200

#4. Mortgage Survey

Like an ALTA survey, mortgage surveys are conducted before purchasing a new property. This verifies the different structures on the land, the title owner, and the property’s compliance with local zoning codes, ensuring that there are no discrepancies in the property’s description.

Cost: $500

#5. As-Built Survey

As the name suggests, an as-built survey documents the features, location, and dimensions of structures on the property after they have been built. This information is then cross-referenced to the proposed plans to see what changes were made to the building and why, helping the owner maintain it properly. As-built surveys can be useful when designing residential and commercial properties.

Cost: $800 to $1,200

#6. Subdivision Survey

A subdivision survey provides a detailed outline of the entire property and is used to divide the land into smaller tracts or lots. This type of survey is also used when designing streets and drainage systems and must be recorded by both local and state government agencies.

Cost: $300 to $1,000

#7. Construction Survey

A construction survey is conducted before any construction begins on the property and outlines the planned structures, roads, or features to be built. This requires both horizontal and vertical grading to create an accurate representation of the land and involves staking out the location of the proposed improvements.

Cost: $400 to $1,800

How Much Does a Land Survey Cost?

According to Home Advisor, a land survey can cost between $376 and $768, with an average price of $543. However, this can vary based on several factors, including the complexity of the survey, the size of the property, and the experience of the surveyor.

5 Main Factors Affecting Land Survey Cost

Other factors that can affect the final cost of your land survey include:

• Terrain type. Flat and open land is less expensive to survey than land with rocky terrain or steep slopes, as the latter requires more specialized equipment to conduct, which can drive up the costs. Your land survey may cost $100 more for every 10,000 square feet of sloped terrain.
• Lot size. Your property's size can affect the price of a land survey, as bigger properties will require more markings and take longer to survey. The average land survey cost per acre in the US is between $50 and $500.
• Property dimensions. Irregularly shaped properties are harder to survey accurately, and you can expect to pay an additional $50 per side.
• Location. Where your property is located can determine the price of a land survey, as land surveyor fees vary widely by state. For instance, the general filing fee for land surveys in Washington County, Oregon, is $475, but this can be much higher in bigger cities.
• Time of year. When you schedule a land survey, it will also affect its price, as it will be more difficult and expensive to conduct during the winter or rainy season due to the harsher weather conditions.

4 Important Benefits of Doing a Land Survey

Having a land survey conducted can provide you with several important benefits, such as:

• Establishing property boundaries. Since a land survey outlines the exact location of your property lines, it can prevent boundary disputes with neighbors and help you know exactly where you can build on the land.
• Revealing easements. Land surveys allow you to mark off any easements on your property in case they need to be accessed by others who have rights over them. An easement is a right to use another person's property for a specific purpose, such as access to water or electricity lines.
• Determining potential improvements. A land survey can determine if there are any restrictions on the kinds of improvements that can be made within certain areas of your lot. This can help you save time and money down the road when the time comes for construction work.
• Identifying environmental problems. A land survey can help you identify environmental problems, like soil instability, on your property and address them before they cause further issues.

The Land Surveying Process in 3 Steps

While the land surveying process will be slightly different depending on the type of survey, it generally follows these three steps:

• Research. Land surveyors start by gathering the property’s existing records, such as previous land surveys or deeds. They will then research these documents to determine the lot’s current boundaries, stated features, and compliance with local regulations. This step is crucial for identifying any changes to the property.
• Site visit. After research, the next step is to actually visit the lot to collect data. The site visit involves using specialized equipment, like 3D scanners, theodolites, and GPS tools, to accurately measure the property. The land surveyor may also use markers to outline the boundary lines of the lot.
• Computation. Lastly, the surveyor will process the data they collected and cross-reference it with the details stated in the property’s existing documents to create an up-to-date report of the land.

How to Get a Copy of a Recorded Land Survey

To get a copy of a recorded land survey, you need to request it from your local or state government’s office. All you have to do is provide important details about the property to help government staff locate it easier.

Fortunately, there are no requirements for a land survey copy, as these are public records. In fact, you may also be able to find a copy of an existing land survey on government and property search sites.

Land Surveying: 2 Key Future Trends

Two key trends are shaping the future of land surveying: the rise of 3D technology and the use of artificial intelligence.

In recent years, drone surveying using LiDAR, or Light Detection and Ranging, equipment has increased. This 3D technology allows for more accurate and highly detailed representations of properties at a fraction of the cost, so it isn’t surprising that this trend will only grow over time.

On the other hand, artificial intelligence (AI) is continuously being developed to automate several processes in land surveying.

For instance, in 2020, the National Land Survey of Finland integrated AI into its system to automatically update the national topographic map. After two years, the project was deemed a success, and further application in different areas is currently being considered.

Final Thoughts

Having a land survey conducted can provide several benefits, but it is especially useful when selling property. However, due to the thorough nature of the surveying process, it can take weeks to be completed, which isn’t ideal for property owners who are looking to sell land quickly.

If you have any property that you want to put up for sale, then turn to CashOnLands. We have years of experience buying all types of properties, from residential to farmlands, and can help you sell land at top-dollar value within 30 days.

Land Survey FAQ

#1. Can I do a land survey on my own land?

You can do a land survey on your own land, but we don’t recommend doing so as these documents are legally binding. By surveying land yourself, the document can’t be used in cases of neighborly disputes or other legal issues, as you are neither licensed nor qualified to do the job.

#2. How does a surveyor value the property?

To value property, a land surveyor visits and inspects the land and prepares a thorough report of their findings. Factors like the property’s location, description, and overall condition can increase or decrease its value.

#3. Do I need to do a land survey if I want to sell my land?

You don’t always need to do a land survey if you want to sell your land, especially if the buyer doesn’t require it. Depending on the size of your property and the type of survey you need, land surveys can be quite expensive and time-consuming. If you want to sell land fast and hassle-free, you can contact CashOnLands.