Land Surveys Explained | Why They Matter Before You Buy Rural Land

by matt hammerly

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📏 Land Surveys Explained: Why They Matter Before You Buy

Imagine buying 10 acres of “beautiful pastureland,” only to find out later that half belongs to your neighbor. Or fencing your property line — and getting sued for trespass.

That’s what happens when buyers skip land surveys.

A land survey is the process of a licensed surveyor measuring and mapping property boundaries. For off-grid buyers, it’s your only guarantee of what you truly own.

Here’s why surveys matter, with real-world stories and guidance on when to demand one.

🧭 What Is a Land Survey?

A survey is a legal map of your land, showing:

  • Exact property boundaries.

  • Acreage size.

  • Easements (roads, utilities, etc.).

  • Natural features (creeks, ridges, trees).

  • Improvements (fences, driveways).

👉 Without it, you’re relying on vague descriptions like “from the big oak tree to the creek.”

⚠️ Real-World Horror Stories

Case 1: The Missing Acre

  • Buyer: Thought they bought 10 acres in Arkansas.

  • Survey: Revealed it was only 9 acres; seller misrepresented size.

  • Result: Buyer renegotiated price, saving $3,000.

Case 2: The Fence War

  • Buyer: Put up fencing in Missouri based on neighbor’s word.

  • Survey: Showed fence was 30 feet onto neighbor’s land.

  • Result: $10,000 lawsuit + forced to move entire fence line.

Case 3: The Hidden Easement

  • Buyer: Planned cabin in northern Arizona.

  • Survey: Found a 20-ft utility easement cutting through the middle of property.

  • Result: Had to relocate cabin site, losing $5,000 in prep costs.

🛠️ When You Need a New Survey

  • No Recorded Survey Exists: If deed only references “metes and bounds” or old plats.

  • Boundary Disputes: If neighbors’ fences or driveways “creep” onto land.

  • Subdivision Lots: Many were platted decades ago — markers may be missing.

  • Before Building: To ensure house, septic, or well sits on your land.

👉 Rule of Thumb: If you’re investing more than a garden or shed, get a survey.

💰 Cost of Surveys

  • Small lots (1–5 acres): $500–$1,200.

  • Larger tracts (20+ acres): $1,500–$3,000+.

  • Difficult terrain: Add more for steep, wooded, or rocky land.

👉 Yes, surveys cost money — but they can save 10x more in disputes.

🧭 How to Check Existing Surveys

  1. Ask seller for recent survey maps.

  2. Check county recorder’s office for plats.

  3. Walk land — look for metal pins or markers (rebar with caps).

  4. If survey >10 years old, verify if county still accepts it.

✅ Benefits of Having a Survey

  • Confirms exact acreage (important for value + taxes).

  • Avoids disputes with neighbors.

  • Identifies easements you may not know exist.

  • Helps plan fencing, roads, wells, and cabin sites.

  • Increases resale value — future buyers will trust clean boundaries.

✅ Conclusion

Surveys aren’t just paperwork — they’re your map to freedom.

👉 Golden Rule: If you can’t see the pins, you don’t know your property.

Before you invest thousands into a homestead, make sure you know exactly what you’re standing on.

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