"Texas, often referred to as the Lone Star State, is a thriving hub for economic growth and innovation, making it an attractive destination for commercial real estate investment." - Chris Evans

Why Commercial Buyers Should Never Assume Access Is “Good Enough”

In Texas commercial real estate, access is often treated like an afterthought. If there’s a driveway and cars are coming and going, most buyers assume everything is fine.

That assumption can get expensive.

Physical access and legal access are not the same

Just because people use a driveway doesn’t mean they have the legal right to use it.

Many commercial properties rely on:

• Informal agreements

• Old habits

• Verbal understandings

• Access that was never properly documented

A survey is what separates convenience from legal reality.

Why access problems show up late

Access issues often stay hidden until:

• A lender reviews the deal

• A title company issues exceptions

• A neighbor objects

• A permit application is filed

At that point, timelines are tight and options are limited.

Shared driveways create hidden risk

Shared access can work — but only if it’s clearly documented.

Surveys reveal:

• Who owns the driveway

• Who has rights to use it

• Whether access is permanent or temporary

• If future changes could restrict it

Without clarity, shared access can become a legal and operational mess.

Access affects value more than people realize

Poor or uncertain access can:

• Kill financing

• Reduce appraised value

• Limit tenant types

• Block redevelopment

• Create ongoing disputes

All of that starts with understanding the site — not assuming.

Bottom line

If access isn’t clearly defined, it isn’t secure.

A commercial land survey confirms not just where you can drive, but whether you’re legally allowed to.

At South Texas Surveying, we help Texas commercial buyers verify access early — so access questions don’t become closing-day problems.