What is the actual cost of a land survey?

A land survey or property survey records the description, measurements, topography, and existing boundaries of a particular property. They also typically include any man-made structures, such as a house, garage, or shed, and any equipment on the property, such as underground water pipes or electrical lines.

Generally, land surveys are used when building a new home or selling a property to provide the new owner with up-to-date information. However, land surveys can also be used to resolve real estate disputes or for developers to subdivide land.

The average cost of a land survey is around $525.Although prices can range from $375 to $745, depending on the size, shape and terrain of the property.

Land survey cost factors

Size

“In my experience, the most expensive aspect of a land survey is usually the size and complexity of the property being surveyed,” says Crystal Olenbush, a real estate broker at AustinRealEstate.com.

On average, a land survey will cost around $0.50 to $0.70 per square foot, Although costs can increase depending on the difficulty of the terrain and the presence of any obstructions, such as heavy foliage, leaves, or snow. Generally, the larger the property, the higher the total cost.

• One acre: $200 to $500
• Five acres: $1,000 to $2,500
• 10 acres: $2,000 to $5,000

Asset shape

The shape and size of the property can also affect the cost of a land survey. Simple square or rectangular properties are usually easy to work with, but properties with curves, curves, or protruding property boundaries can increase the time it takes to complete the survey, resulting in a higher overall cost.

“Larger parcels with irregular boundaries, steep terrain, or dense vegetation often require more time and resources from the survey team, which can increase costs,” says Olenbush.

For properties with more than four sides, homeowners can expect to pay around $50 for each additional side, While more complex sizes may incur additional costs.

Topographic

A flat lot with nothing but a house is easy and simple, but homes with lots of trees, bushes, dense foliage, uneven terrain, or lots of brush are often more difficult and expensive to survey. Homeowners will typically have to pay an additional $100 per 10,000 square feet. hilly or steep terrain

The size and shape of the property, as well as the difficulty of the terrain, can also increase the time it takes to complete the job, leading to increased prices.

“The time it takes to complete a land survey can vary, but on average, a standard residential survey typically takes one to two days from initial site visit to final report,” says Olenbush. “However, larger or more complex projects can take one to two weeks or longer.”

Research and Travel

The time spent on site surveying is only part of the work required to provide an accurate land survey. The surveyor will also need to study title deeds and other official records, and compare these records to existing physical markers, such as fences, walls, or buildings.

Well-documented properties with clear, accurate information will take less time to research, resulting in lower overall costs. Likewise, if the surveyor needs to drive a significant distance to get to the property, travel costs may be added to the cost of the land survey. Work with the surveyor to determine what fees are included in the land survey estimate to avoid any surprises on the bill.

Cost for each type of land survey

Boundary survey

Boundary surveys are considered one of the most basic types of land surveys, costing anywhere from about $100 to $600, depending on the size, shape, and topography of the property. This type of survey establishes the legal boundaries of the property and provides measurements so that the current owner or new buyer can know exactly how much of the property they own, which can affect the price of the property.

Topographic survey

Topographic surveys are for lots less than 10,000 square feet. They identify man-made and natural features, including buildings, fences, streams, trees, ponds, and various terrain elevations. These surveys cost between $500 and $1,200. and is often used by engineers, architects or government agencies prior to developing a plot of land.

Mortgage Survey

Another common type of land survey is a mortgage survey. This type of land survey is often required by a mortgage company, lending institution, or title company as part of the financing and approval process. The homeowner will need to pay about $500. to survey the mortgage and will receive details of the property boundaries, dimensions and exact location of any buildings on the plot.

Land survey

Similar to a boundary survey, a fence survey is designed to determine the boundaries of a property in order to plan a fence construction project. Without knowing where the boundaries are, a homeowner may accidentally build a fence across the property line, restricting the real owner of the property from part of their land, which can lead to property disputes. Rather than take the risk and make a mistake, a homeowner should expect to pay between $250 and $1,000. to survey the land for fencing before installing a new fence.

Construction survey

For a building survey, the surveyor will use three-dimensional drawings to create an image of what the property will look like at a specific point in time. Due to the amount of research and technical knowledge required to complete a building survey, the price for this type of land survey can be high, ranging from $800 to $1,200, Medium.

New construction survey

Before building a new home on a lot, the construction company or developer will need to complete a new construction survey which costs approximately $400 to $1,800. Similarly, if a homeowner wants to build an extension, install a swimming pool or add a garage to the property, a new construction survey will help determine boundaries, topography and any hidden utilities.

ALTA Survey

The most expensive and time-consuming type of land survey is the American Land Title Association (ALTA) survey, which costs between $1,200 and $3,000. This type of survey is also considered the most comprehensive type of land survey, which is why ALTA surveys are often purchased by commercial real estate buyers or home buyers who are resolving title disputes.

Zoning survey

When developers or homeowners want to divide an existing lot into smaller lots to build multiple residences, the property must first be subdivided. A subdivision survey, which costs between $300 and $1,000, provides the information needed to accurately divide an existing property into subdivided lots. This type of survey is popular with developers when planning residential subdivisions.

When you need a land survey

While most people think of land surveying as part of a home purchase, there are other situations where this service is necessary, including property disputes, new construction projects, land purchases, utility location determination, and subdivision creation.

• Property Dispute: With adjacent properties and unclear property lines, homeowners are likely to find themselves in disputes with neighbors, leading to unpleasant conflicts, legal battles, and potentially costly repairs or renovations to move any objects or structures that cross the property line. “The main benefit of hiring a professional for this job is their expertise in accurately determining property lines and providing legally defensible documentation. This can be crucial for resolving disputes, obtaining permits, and ensuring compliance with local regulations,” says Crystal Olenbush, a real estate broker at AustinRealEstate.com.
• New construction project: Homeowners who want to build a pool or add on to their home should have the land surveyed to determine the property boundaries and identify any potential obstructions, such as hidden utility lines. This also applies to developers who are building a new home on the land.
• Land purchase: When purchasing a new lot or home, you should have a land survey done. While the paperwork may describe the measurements and boundaries of the property, it is best to have an up-to-date report of the terrain, the boundaries of the land, and any man-made objects or utilities.
• Convenient location: Random digging in the yard may not seem like a problem until you hit the home’s main water line or cut the internet cable. A land survey can uncover these hidden utilities so you can plan your construction properly and avoid accidental property damage.
• Create a subdivision:Developers may purchase a large plot of land to divide into smaller sections for multiple residences. A land survey will provide the exact dimensions and boundaries of the property, making it easier to plan the exact plots.

The best time of year to survey land

In many cases, it is best to plan a home project during the fall or even winter months due to lower demand for services and possible bargains. However, when it comes to land surveys, costs can actually increase during the fall and winter months as leaves, snow, and ice can obscure the terrain, making it more difficult to complete the survey.

With this in mind, scheduling your survey in the spring or summer is often the best option. Talk to land surveyors to find out when they are least busy and whether there are any cost benefits to scheduling during these off-peak times, such as early spring or late summer, just before the leaves start to fall.