"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

How a Land Survey Can Save Your Deal (and Your Sanity) Before Closing

Buying property in Texas? You’ve probably already dealt with inspections, appraisals, title work, and more signatures than you care to count. But here’s one thing that often gets overlooked—and could blow up your entire deal if you skip it:

👉 The Land Survey.

We’ve seen it all: buyers walk into closing confident, only to find out the property they thought they were buying has a fence in the wrong place, a driveway that crosses a neighbor’s land, or no legal access at all.

Let’s break down why a land survey could be the quiet MVP of your next real estate transaction.

Surveys Reveal the Truth About What You’re Buying

You’d be surprised how often the actual layout of the land doesn’t match the deed or listing. A professional survey uncovers:

• True boundary lines

• Structures built over property lines

• Shared access agreements or easements

• Conflicting lot dimensions

• Restrictions that affect future development

In other words: it’s the difference between what you think you’re buying and what you’re legally getting.

Why Title Companies and Lenders Rely on Surveys

Lenders and title companies don’t just ask for surveys because they like paperwork—they want to protect everyone involved.

A current survey helps them:

• Spot legal access issues

• Resolve title exceptions

• Approve accurate legal descriptions

• Verify that the improvements match the documents

Some lenders and title insurers require a new or updated survey before issuing funds or coverage—especially for commercial, rural, or newly subdivided land.

Red Flags That Can Kill a Deal

Here are just a few real examples we’ve seen in Texas:

• A neighbor’s shed extending 2 feet over the line

• A driveway running through someone else’s property with no recorded easement

• An outdated survey showing fewer acres than advertised

• A fence built 4 feet inside the boundary, giving away usable land

These aren’t minor issues—they’re deal breakers unless resolved. And they only come to light with a proper survey.

What Kind of Survey Do You Need Before Closing?

Here’s a quick guide based on what you’re buying:

• Residential Lot: Boundary Survey

• Rural Acreage: Boundary Survey with topographic or ALTA elements

• Commercial Property: ALTA/NSPS Land Title Survey

• Vacant Land or New Builds: Boundary + Topographic Survey

Not sure? South Texas Surveying will ask the right questions and match you with the survey that meets your lender or title company’s exact needs.

Why Timing Is Everything

Waiting until the week of closing to order a survey? Risky move.

Surveys take time—especially if:

• The land hasn’t been surveyed recently

• Boundary markers are missing or unclear

• There are title or easement issues that need to be cleared

Ordering early means fewer surprises and a smoother closing table.

South Texas Surveying Helps You Close with Confidence

We’ve surveyed thousands of properties across Houston, Conroe, and Montgomery County, helping buyers, sellers, title companies, and developers avoid last-minute disasters.

Our team delivers:

• Fast, reliable turnaround

• Clear communication with your title company or agent

• Survey types that meet lender and legal requirements

• Expert support in resolving property line or encroachment disputes

Don’t Just Sign—Survey First

A land survey isn’t just a box to check—it’s your insurance against costly surprises, lost time, and deals that fall apart. If you're buying property in Texas, make sure you know what you're getting. And if you're already under contract, don’t wait.

Call South Texas Surveying today—because a clean survey means a clean close.