Why You Need a Land Survey Before Closing on Property in Texas
"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An outdated survey showing fewer acres than advertised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.
