Land surveys are used to determine property lines and the location of features on a property. There are seven main types of land survey, each with its own function, benefits, and cost. To help you find the right land survey for your needs, we explain the different types of land surveys out there and outline the cost of land surveys based on these types.
Table of content
What is land surveying? How much is a land survey? Land survey costs by type ALTA land survey costs Boundary survey costs Location survey Subdivision survey Site-planning survey Construction survey Topographic survey Land survey costs explained Who needs land surveying? Those buying or selling a house Those expanding Those installing a fence Those dividing land For commercial purposes How do I get a land survey for my property? What does a land survey look like? Land survey costs & FAQs
What is land surveying?
Landing surveying is extremely technical and requires the surveyor to have extensive training and certifications. Each state has its licensing requirements and a set amount of experience needed to perform a survey. Surveyors use specialized tools to measure a plot. They collect data for every point of the land and check angles and distances. They then use a form of marker, like stakes, to mark the boundaries of a plot. Surveyors also perform a lot of research about land records.
How much is a land survey?
Land survey costs vary based on the type of land survey performed, ranging between $100 and $3,000. Whether you are trying to locate your property lines or split different land parcels, professional surveyors can meet your needs.
According to Angi, land survey costs are as follows:
Survey type |
Average cost |
ALTA |
$1,200 - $3,000 |
Boundary |
$100 - $600 |
Location |
$600 - $1,000 |
Subdivision |
$300 - $1,000 |
Site-Planning |
$1,000 |
Construction |
$1,000 - $2,000 |
Topographic |
$500 - $1,200 |
Land survey costs by type
The nationwide average cost of a land survey is around $500, but this can be much higher depending on what city and state the property is located in, along with the size of the lot and type of survey that you need to be performed.
ALTA land survey costs
An American Land Title Association (ALTA) land survey — also known as a mortgage survey — costs between $1,200 and $3,000.
This type of survey is typically performed when you are buying an investment property or a home. They are often required by a title company or lender before your property can be approved for financing.
Boundary survey costs
Boundary surveys determine the exact boundaries and corners of a property. They are generally used for personal records, local easements, or to settle a legal dispute. They cost between $100 and $600.
Location survey
Location surveys are similar to the boundary survey, but they also include site improvements. They show the size and location of improvements and measurements of the distance between them and the property lines. They are often performed when obtaining zoning permits. This type of land survey costs between $600 and $1,000.
Subdivision survey
Subdivision surveys costs around $500 on average. They come in handy when dividing parcels of land into multiple lots. They are used to create subdivision plats and have to get filed in the land records.
Site-planning survey
Site-planning surveys are used to plan site improvement development. These are also necessary when applying for building permits, and the proposed improvement is drawn inside the survey boundary. This type of land survey costs $1,000 on average.
Construction survey
A construction survey usually costs between $1,000 and $2,000 and shows workers the distances between planned improvements and where to build. Construction surveyors will mark out the location where structures will be built.
Topographic survey
Topographical surveys show the location of human-made and natural features on a lot. They are used to plan site improvements and include locations of things like fences, trees, utilities, and elevations. This type of land survey costs between $500 and $1,200.
Land survey costs explained
How much land surveys cost depends largely on the type of survey, size and shape of the property, and how much travel is involved for the surveyor.
Factors that dictate the cost of a land survey include:
Acreage - The acreage of a property is one of the most significant factors in pricing a land survey. When having a lot surveyed over a couple of acres, the price can easily reach into the thousands.
Terrain - Clear and flat areas are typically much less expensive to survey than land with lots of hills and vegetation. The more complicated the terrain is, the more a surveyor will charge.
Type of survey - Different types of land surveys have vastly different costs. ALTA and new construction surveys are generally the most expensive, while property, boundary, and mortgage surveys are usually the least costly.
Travel and research - A professional surveyor will research a property’s deeds and official records to compare them with the lot's walls and fences. The farther that a surveyor has to travel to reach the location, the more you will have to pay for their time.
Who needs land surveying?
Most people use a land survey when buying or selling land, or to prepare for a building project. It is crucial even for projects as small as building a new fence; you wouldn’t want to accidentally build on a neighbor’s land and have to redo your whole project from scratch. It is equally vital when closing on a real estate deal; a mortgage survey verifies what is actually on a property.
By having a professional examine and document your property, you can prevent future problems from arising about your boundaries.
Those buying or selling a house
When buying and selling property, it's important to have all property lines clearly established. This ensures that new owners have clear documentation of the land they own and its exact beginning and end locations
Those expanding
Additions usually expand the house physically, and you can’t build an expansion that protrudes over into the neighbor's yard. You also need to pay attention to the property lines when you make landscaping renovations.
Those installing a fence
Fences go up around a property to enhance the appearance and increase security/privacy. Naturally, you want the fence to go up at your exact property lines to avoid any problems with the neighbors.
Those dividing land
In the case where you need to divide the land, you also want to know the exact boundaries so you know exactly how much land goes to each person. This can eventually help calculate each person’s share in the case of a sale after a death or funeral.
For commercial purposes
When you buy a commercial property, knowing your boundary lines can ensure that you don’t run into a problem with the neighbors around you, especially as your business expands.
How do I get a land survey for my property?
Like in almost any business dealing, it is good to talk to several local professionals to get multiple estimates. Make sure to check a potential surveyor’s credentials; they need to be licensed and insured. You should also check their reviews and ask for references. Like any home improvement project, you shouldn’t choose a professional based solely on their prices. You always want a reputable surveyor performing the work if the property lines are ever disputed in a courtroom. A survey from a reliable professional is typically valid for five to ten years.
What does a land survey look like?
Land surveys document the exact boundary of your property lines and what lies on your land. These boundaries are essential to show a bank what they are lending on, show construction crews where to build, and so you know where you can make improvements on your lot. Keep your land survey up to date with new features and enhancements so that it always maintains accuracy.
Here is everything included in a detailed land survey.
Boundary lines - Your professional survey will provide you with a certified written report that clearly details your boundary lines, and you’ll also get a separate sealed certification you can use whenever you need to show proof of your boundary lines for the next 5 to 10 years, depending on the law in your specific state.
Easements - the legal ability of someone to use someone else's land for a specific purpose
Rights-of-Way - the right of way when two pieces of land come together
Overlaps - space where two people share the property due to an overlap in property lines
Service entrances - places where service vehicles will enter the property
When you receive your land survey, always ensure that the address on the report matches the address on your deed. One seemingly miniscule difference in the paperwork can have devastating effects. It’s also important to note that documents without a proof of certification from an authorized organization cannot be used for legal purposes and can slow down construction projects.
While MySitePlan doesn’t offer land surveys, we can provide you with a non-certified site plan, which might be all you need to get a building permit or to prevent boundary disputes. You can find out more about site plans here, or get in touch below to get started!
Land survey costs & FAQs
What is a land survey?
Land surveys are a necessary process to determine property lines and the location of features on a property. These surveys tell us where one piece of land ends and another begins. They show the exact boundary of a property line and the location and dimensions of any site improvements or buildings on the property.
How much does a land survey cost?
Land surveys cost between $100 and $3,000 depending on the type of survey needed, what city and state the property is located in, and how big the lot size is. ALTA surveys are the most expensive, ranging between $1,200 and $3,000, while boundary land surveys are the cheapest, costing between $100 and $600.
How do I read a land survey?
To read a land survey, you first need to understand the legend and its symbols and abbreviations. The survey map will display boundary lines, marked by bearings (angles) and distances. Check for physical markers like iron pins or stakes indicated on the map. Pay attention to any easements, rights-of-way, or encroachments noted. Contour lines may show elevation changes. Legal descriptions and notes provide additional details about the property dimensions and any relevant restrictions or conditions.
What is the difference between ALTA and boundary surveys?
ALTA surveys are primarily used in real estate transactions to satisfy lender requirements, while boundary surveys simply delineate the exact borders of a property.
How long does a typical land survey take to complete?
The duration of a land survey depends on the type and complexity of the survey, but typically ranges from a few hours to several days.
Are there any legal requirements for conducting a land survey?
Yes, most jurisdictions require land surveyors to be licensed and follow specific standards, which may include filing the survey results with local land authorities.
Can a land survey affect property taxes?
Yes, since a land survey can clarify or change recognized property boundaries, it may impact property tax assessments.
What should I do if my land survey reveals a dispute with a neighbor's boundary?
It's advisable to discuss the findings with the neighbor and seek mediation or legal advice if the dispute persists.
This post was originally published on 2020-08-03 by Annie Rosellini. It was updated on 2024-05-29 by Ryan Crownholm to reflect the most recent data.
