How Much Is a Property Survey?

A property survey is essential for real estate investors, developers and homeowners to delineate and understand property boundaries, topography and existing development on a piece of land. The surveys can help you identify floodplains and settle property disputes. They are required for activities from building a fence to securing a mortgage. 

How much is a property survey? That depends on the property type and the survey’s complexity, but they can range from $150 to more than $10,000. Read on to understand the types of property surveys you might need and average costs. 

What Is a Property Survey?

A property survey shows you the boundaries of a property so you can accurately create construction plans for a home, commercial property, driveway, garden, pool or other structure. 

Professional, certified land surveyors typically specialize in one or more types of property surveys. While property boundaries are usually available in the local property registry, most people aren’t aware of the exact property boundaries. 

In addition to basic property boundaries, you might require surveys for topography, construction planning, identifying floodplain boundaries or for subdivision development. In much of the country, a property survey can verify and physically plot information available in the Public Land Survey System. 

Types of Property Surveys and How Much They Cost

The type of property survey you need will depend on the property type and planned construction. Here are the main types of property surveys with average costs. 

Mortgage Surveys

A mortgage survey allows a mortgage lender or title company to verify that the property is as described in legal documents. This ensures the land is suitable for collateral and allows you to get mortgage approval. 

Mortgage surveys cost between $150 and $3,000 or more, depending on the purpose and whether it’s intended for new construction. The average cost for mortgage surveys is between $350 and $650. 

Property Line or Boundary Surveys

A property line, boundary or land survey is used to confirm the exact boundaries of a parcel of land. You might use a property line or boundary survey to confirm the location of existing boundaries or fences, especially in disputes between neighbors. The average cost of a property line survey is $250 to $800. 

Topographical Surveys

A topographical survey, also called a feature contour survey,  provides insight into the features of the land along with boundaries. All land features, including height, depth, size, location and easements, are tracked in a topographical survey. A topographical survey is often required for engineering and architectural planning on uneven land or hilly terrain. Depending on fieldwork and property size, average costs range from $400 to $10,000. 

As-Built Surveys

An as-built survey shows additions like utilities, buildings or other existing land improvements. These surveys are essential when working inside the property boundary or developing new structures. Average costs range from $750 to $1,400 depending on the structures or other development on the land. 

Monumentation or Fence Surveys

Fence or monumentation surveys are required to add a fence to your property. A fence survey places markers in the surveyed area and establishes boundaries to ensure accurate fence placement. Average costs range from $250 to $800.

Construction Surveys

Construction surveys, also called building surveys, provide dimensional control for all stages of construction work. This type of surveying includes placing stakes as reference points and markers. The markings are used to map and guide the construction of structures, roads and buildings. 

Construction surveys are most frequently used for large-scale commercial construction to establish the location and alignment of highways, bridges, buildings, pipes and other man-made objects. Average costs range from $1,500 to $3,000 for new home construction but can be many times that for large commercial projects.  

Subdivision Surveys

Subdivision surveys are necessary to split a tract of land into smaller parcels for sale or development. These surveys are required to comply with local subdivision ordinances and zoning laws. Average costs for a subdivision survey range from $300 to $1,000.

Floodplain Surveys

A floodplain survey helps property owners understand and map flood risk. This can be used to guide construction decisions or in building retaining walls, applying sealants or other upgrades to reduce flood risk. Mortgage lenders may require this survey in certain property locations before loan approval. Average costs range from $300 to $1,000.

Factors Influencing the Cost of a Property Survey

The above survey types have large cost ranges because the property’s size, project complexity, location and additional factors can reduce or increase total costs. Here are the main factors that will affect your property surveying costs. 

Size and Complexity of the Property

The size and complexity of the property is the biggest factor in most surveys. A survey of a one-acre level property on a paved street will be significantly less than a 200-acre rural mountain property with limited access. While most properties will fall somewhere between these extremes, any additional complexities, disputes or limitations to access can increase costs. 

Location of the Property

The property’s location can influence the cost of a property survey based on market norms. In areas with higher living costs, surveying costs are typically higher. You can expect to pay more for a property survey in an upscale neighborhood. Likewise, properties that require significant travel time or have difficult access will incur additional surveying costs. 

Accessibility of the Property

The accessibility of the property can influence the cost of a property survey. As in the examples above, if the surveyor has to hike into the property or in inaccessible terrain, you can expect to pay more. 

Required Time and Resources for Conducting the Survey

The required time and resources for conducting the survey can influence its cost. Any large-scale, complex or time-consuming project will cost more. Many surveyors give a project estimate based on their projected time for the project and the relative complexity and ease of access. 

Benefits of Getting a Property Survey

Getting a property survey has major benefits and is essential for a new property owner. In some cases of complex or ambiguous situations, you might even ask for a property survey before purchase. 

The benefits of getting a property survey include:

• Ensuring accurate identification of property boundaries
• Identifying potential issues or encroachments
• Protecting property rights 
• Avoiding legal disputes about boundaries 
• Helping with property development, planning and improvements
• Optimizing site development
• Preventing accidental damage to existing structures or utilities
• Preventing extra expenses further into construction from missing information
• Foreseeing potential issues with flooding, landslides or other natural events and developing the site plan accordingly

How to Find an Experienced Surveyor

The steps involved in finding an experienced surveyor begin with researching online and asking friends, real estate professionals or colleagues for recommendations. To select a qualified surveyor, consider recommendations and reviews, and then request quotes from multiple surveyors. 

Compare their offers, what’s included and total costs. As a rule of thumb, don’t choose the lowest quote you receive unless it comes from a surveyor that’s highly recommended by people you trust. You can also ask the surveyors for references or recommendations before deciding on an offer that balances costs, timing, reliability, experience and professionalism.

Should You Get a Property Survey?

Having an accurate property survey is a valuable tool for homeowners and developers. You can use the property survey to settle disputes, plan development and prevent damage to existing structures. While a vast array of property surveys are available, you’ll typically only need one or two types for your property. Costs vary widely, but for a small, accessible urban plot, you can expect to pay less than $500 in many areas. Ready to move ahead with real estate investing? Learn more about real estate market analysis and find the best real estate investments. 

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