📏 What Is a Survey in Real Estate?

A survey is a professional measurement of land performed by a licensed surveyor to determine a property’s exact boundaries, dimensions, improvements, easements, and encroachments. The final result is a survey map (also called a survey drawing or survey plat), which documents these findings.

What a Real Estate Survey Shows

A survey confirms the precise legal boundaries and physical features of a property. Most residential surveys include:

  • Property lines and exact lot boundaries
  • Dimensions and shape of the parcel
  • Easements (utility, access, drainage, etc.)
  • Encroachments from neighboring structures or fences
  • Setbacks required by zoning
  • Structures, driveways, sheds, pools, and additions
  • Improvements that affect use or value
  • Right-of-way areas or shared access

The finished document—called a survey map—is drawn to scale and stamped by a licensed surveyor.

Why Surveys Matter in Real Estate

Surveys are important because they:

  • Confirm ownership boundaries and avoid disputes
  • Identify easements that affect how land can be used
  • Reveal encroachments from neighbors (common dispute source)
  • Verify improvements match public records
  • Ensure compliance with zoning and setback rules
  • Protect buyers from title or usage surprises

Most lenders require a survey before closing to protect against legal or boundary-related risks.

Common Types of Property Surveys

  • Boundary Survey – Determines exact property lines.
  • Mortgage Survey – Basic survey used for closings.
  • ALTA Survey – Highly detailed commercial survey.
  • Subdivision Survey – Used to create or divide parcels.
  • Topographic Survey – Maps elevation and land features.
  • Site Plan Survey – Required for construction permits.

Survey vs. Surveying: What’s the Difference?

Although the words sound similar, they refer to two different things in real estate:

Survey (noun) — The final product created by a surveyor. It is a scaled map or drawing that shows property boundaries, dimensions, easements, encroachments, and improvements.

Surveying (verb) — The process of measuring land to determine boundaries and map features. It includes fieldwork, measurements, research, and calculations performed by the surveyor.

In short: Surveying is the work. A survey is the document it produces.

Example of a Survey in Real Estate

A homeowner wants to build a fence.

  • A surveyor visits the property and measures all boundaries.
  • The survey reveals the neighbor’s shed encroaches 1.5 feet onto the lot.
  • The survey map documents the encroachment and the exact legal boundary.
  • The homeowner uses the map to position the fence correctly and resolve the issue.

Why Surveys Matter for FSBO Sellers

  • Buyers often request surveys before closing.
  • Surveys help avoid disputes during negotiations.
  • Unresolved encroachments can delay or derail a sale.
  • Clear boundaries help buyers feel more confident.
  • A fresh survey may increase trust and speed up the transaction.