How Much Does a Land Survey Cost?
Typical cost range:
$375–$745
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Land surveys define the exact size and shape of a property. They show the land’s physical features, ownership boundaries, and public areas such as streets and easements. You’ll need to have a property surveyed before doing any construction on it.
A licensed land surveyor must perform the survey for it to be legally binding. They’ll provide a document outlining their findings, which is helpful if there’s a legal dispute over property lines or you want to extend a fence, pool, or outbuilding. The average cost of land surveying is $525, but it can vary based on several factors. We’ll break down the costs for different types of surveys and the factors that affect these costs.
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What Is a Land Survey?
Land surveying is the process of measuring land plots to create precise maps. Land surveys are used to officially determine property boundaries and prepare land for construction by recording existing geographic and man-made features. Surveyors may use lasers, optical instruments, levels, scanners, and even drones to do their work.
You can use the results of a land survey to determine how much a certain property is worth and how much it should be taxed. A survey can settle legal disputes over property boundaries. Your town or municipality usually keeps a copy of land surveys for local properties in the land recorder’s or tax assessor’s office.
How Much Does a Land Survey Cost?
Land surveys typically cost $375–$745, with a national average of $525*. This price applies to a basic boundary survey for a typical yard of a half-acre or less.
*Cost data via Home Advisor.
What Factors Affect Land Survey Cost?
These factors have the biggest impact on the cost of a land survey.
- Size: The larger the parcel of land, the more expensive it is to survey.
- Survey type: More comprehensive surveys cost more.
- Terrain: Land that’s sloped, rocky, tree-covered, or otherwise challenging to survey costs more.
Cost by Size
Professional land surveyors may charge by the acre or square footage. Rates vary by professional and region, but average $50–$500 per acre or $0.15–$0.70 per square foot. Larger plots require more markings and take more time and money to survey. There’s often a flat fee for lots of a half-acre or less.
The rate per acre decreases with size, so while you’ll pay more to survey a large lot, you’re paying less per acre.
| Acreage | Average Cost |
|---|---|
|
One-half |
$200–$700 |
|
1–2 |
$500–$1,000 |
|
5 |
$1,500–$2,000 |
|
10 |
$2,000–$2,500 |
|
40 |
$3,000–$6,000 |
Cost by Survey Type
Different types of land surveys have different purposes and costs. Fencing and subdivision surveys are the least expensive since they have a straightforward purpose and are aided by existing records. ALTA and new construction surveys are the most expensive because they’re the most thorough. Here are the most common survey types and their average costs.
| Survey Type | Cost Range |
|---|---|
|
ALTA |
$2,000–$3,000 |
|
As-built |
$800–$1,200 |
|
Boundary |
$400–$700 |
|
Fencing |
$250–$1,000 |
|
Mortgage |
$400–$700 |
|
New construction |
$1,000–$2,000 |
|
Plat |
$400–$700 |
|
Staking |
$200–$2,000 |
|
Subdivision |
$300–$400 |
|
Topographic |
$500–$1,200 |
The most common survey types.
ALTA Survey
A survey performed according to the American Land Title Association’s (ALTA) standards is called an ALTA survey. These are usually the most comprehensive surveys, which means they’re also some of the most expensive and time-consuming. Commercial property buyers are often required to get an ALTA survey from their lenders. Home buyers may also find this survey valuable if there’s a title dispute or the land is potentially unstable.
As-Built Survey
An as-built survey involves taking incredibly accurate measurements of an existing home to build a 3D model on a computer. This survey maps all utility lines, walls, and property boundaries.
Boundary Survey
This basic, relatively inexpensive survey establishes a land plot’s legal boundaries. Home buyers can use them to determine whether the property’s boundary lines match the advertised acreage. Home buyers can use any difference in price negotiations. Home sellers can use the information to set their asking price.
Fencing Survey
It’s wise to have a professional land surveyor determine your property lines before you build a fence. If you build a fence that encroaches on your neighbor’s property, you’ll likely have to remove it at your own expense. Even an existing fence may not be in the right place, so it’s a good idea to check.
Mortgage Survey
Mortgage surveys are essentially the same thing as a boundary survey. You may need one to purchase title insurance or complete a real estate transaction.
New Construction Survey
You’ll need to hire a surveying company for various assessments before breaking ground on a new home. A new construction package typically includes topographical, boundary, and staking surveys, so it costs more than other surveys. Additionally, surveyors often start from scratch on vacant land, meaning there are no previous property records to consult.
Plat Survey
A plat survey involves creating a map of a piece of land that serves as a legal document to define boundaries. Most existing properties already have a to-scale plat map that includes property lines, nearby roads, easements, and land features such as trees and large rocks. There’s also a written property description. Plat surveys require roughly the same amount of work as a boundary survey.
Staking Survey
Staking surveys are primarily used for new construction. These involve physically marking the property corners and the boundaries of planned features such as buildings or sidewalks. The more features that need to be staked, the more the survey will cost, accounting for its wide price range.
Subdivision Survey
Property owners and developers looking to divide the land into several plots may get a subdivision survey. This survey ensures that the new lots meet state and local zoning requirements and document any rights-of-way or shared areas.
Topographic Survey
Topographic surveys are typically required to develop an empty lot. This survey notes both natural and man-made features on a plot of land less than 10,000 square feet. Property surveys cost more if there are numerous or large topographical features such as rivers, streams, rocks, trees, or elevation changes.
Cost by Terrain
A flat, rectangular plot of land without trees or rocks is the least expensive to survey. Anything that makes the survey process more difficult or makes the land less accessible to the surveyor increases the difficulty and price.
A survey for tree cover, underbrush, rocky soil, or hilly terrain requires more time and money. You can expect to add about $100 for every 10,000 square feet of uneven or steeply sloped land.
Free quote: Get a quote from a professional land surveyor
Additional Cost Considerations
Apart from the primary factors listed above, the following things can affect land survey costs.
Availability of Information
New construction projects cost a lot to survey because the surveyor is usually working from scratch. The process will be easier and less expensive if a licensed surveyor can work from existing legal descriptions and maps.
Plat maps, plot plans, and other survey documents are usually available from your local tax assessor. The surveyor may need to start over if the property is old and hasn’t been surveyed in a long time, as documents may be lost.
Time Constraints
A surveyor begins by consulting existing survey documents. If there’s conflicting information within the documents or if there are no existing documents, they must research historical property lines before taking measurements. As a result, surveying can’t be completed in an afternoon.
A typical residential survey takes five to 10 days, but it can take up to three weeks for complex properties or comprehensive ALTA surveys. A surveyor may be able to do a rush job in two to five days, but you’ll pay a premium for it. Last-minute surveying services are not the norm.
Seasonal Conditions
The ideal season for surveying depends on the climate where you live. Commissioning a survey during a cold winter will cost more because snow may obscure boundary lines and corners, and ice may cause hazardous conditions. Heavily wooded properties may be less expensive to survey in fall because bare tree branches allow for better sight lines.
Travel Time
You’ll pay professional surveyors for their travel time in addition to their time spent researching and surveying. You’ll pay more If your property is far from the surveyor’s office.
Additional Requests
If you want the surveyor to check or document anything beyond the typical boundary lines, each service will likely cost extra. Here are some possible additional services.
- Boundary line adjustment
- Individual plot maps
- Legal boundary line descriptions
- Tree survey
- Utility line location
Signs That You Need to Survey Your Land
Land surveys are helpful in several situations. Here are some reasons you might want to hire a professional land surveyor.
- Adding and building: You’ll need to know where your property’s boundaries and utility lines are if you want to expand your home or build additional buildings on your land.
- Buying flood insurance: Many insurance companies require an elevation certificate to determine your home’s risk of flooding before they’ll set a premium.
- Buying a home: Learning as much as possible about the property or home you’re buying will help you make an informed decision.
- Creating subdivisions: To divide your property into multiple lots, You’ll need a land survey to divide your property into multiple lots. the documentation a land survey provides.
- Finding utility lines: Before beginning your next home improvement project, ensure you know where all the utility lines are.
- Putting up a fence: Ensure any fencing you put up is well within your property lines.
- Selling a home: Knowing your property’s exact dimensionsthe exact dimensions of your property is key to setting the right price and thoroughly documenting the asset you’re selling.
- Settling property disputes: Part of being a good neighbor is knowing where your property ends and theirs begins.
- Starting new construction: A vacant lot needs scrutiny to ensure the new structures are on firm ground.
- Refinancing: Some land characteristics change over time. If you haven’t had a land survey in five5 to 10 years, the bank may require a survey if you want to refinance your home.
Free quote: Get a quote from a professional land surveyor today
Professional vs. DIY
Although you can measure your property yourself, the results won’t constitute a legal document. For that, you need to hire a licensed surveyor.
Professional Land Surveying
Though you’ll need to pay for a professional land survey, spending a few hundred dollars up-front could save you from large legal fees and property disputes down the line. Surveyors go through extensive education in engineering and mapping to get licensed. Although specific requirements vary by state, they must also pass at least one rigorous exam and undergo several years of on-the-job training.
The upshot of this certification is that property surveys produced by licensed surveyors will hold up in court. The legal burden of the document is on the surveyor, not the property owner. It pays off to hire an expert when dealing with expensive assets such as property and buildings.
DIY Land Surveying
Any property lines, maps, or surveys you draw up aren’t legal documents. They won’t pass with mortgage or title companies and aren’t of much value regarding real estate transactions. Unless you have detailed knowledge of existing property records, a DIY land survey won’t contain things such as easements or overlaps. Land surveying isn’t a do-it-yourself job.
How Do You Hire a Professional?
Hiring a professional land surveyor is similar to hiring many other contractors. Here are some tips to make it easier.
- The surveyor must be licensed to make a land survey legal, so make sure any companies you talk to have up-to-date licenses.
- Look up each surveying company on the Better Business Bureau’s website to check their rating and accreditation status.
- Ask for references and check customer reviews on sites such as Yelp and Trustpilot.
- When getting an estimate, ask for specifics about how many surveyors will work on the project and how much experience they have.
- Get information about travel fees, seasonal discounts, and other cost factors.
How To Save on Land Surveying
Though you’ll need to hire a professional to survey your land, you can still save money on the project with the following tips.
- If you’re working with a realtor, ask them for a referral to a trusted surveyor. They may be able to get you a discount.
- Gather as many existing property documents as possible and prepare them for the surveyor.
- Share as much information as you have with the surveyor up-front. This may save them time during the research process.
- If you can plan around the seasons, ask a local surveying company about the least expensive time of year.
- Ask whether the existing property documents can be recertified rather than having the property resurveyed. Recertification can save you up to 50%.
- Remove any obstacles on your property that would make the land harder to survey.
- Get quotes from multiple surveyors, considering research and travel time.
Our Conclusion
Since you’ll need to hire a professional, we recommend getting estimates from at least three licensed surveying companies before making your choice. Remember that the land surveyor will create legally binding maps and documents, so you want someone who will do a thorough, accurate job.
FAQs About Land Survey Cost
How much does it cost to take a survey?
The average land survey costs $525 but can range from $375 to $745. The exact cost depends on the survey type and your property size.
What are the benefits of surveying land?
Here are some benefits of hiring a land surveyor.
- Establish the exact size and shape of a property
- Determine the property value
- Solve boundary disputes
- Identify easements and rights-of-way
- Find ideal construction locations
How do I get a survey for my land?
You can ask your realtor or neighbors for recommendations to find a vetted professional land surveyor. Alternatively, you can enter your location on the National Society of Professional Surveyors website to find local options.
What are the steps involved in a land survey?
While the exact process depends on the specific type of survey, here are the general steps.
- Gather information from existing property records.
- Draft a basic boundary plan.
- Go out and survey the property.
- Prepare a report from the survey.
- Reconcile differences between the report and the existing records.
- Acquire any necessary additional information.
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