How much does a land survey cost?
It depends on the property and the job: the size and shape of the tract, terrain and brush, how many corners have to be found or set, how much deed and records research the property needs, and how soon you need it. Send us the address and what the survey is for, and we will reply within 1 business day with a firm price and timeline.
How long does a boundary survey take?
Timing depends on records research, the amount of fieldwork, weather and our current schedule. We give you a timeline with your quote. If you have a closing or construction date, tell us up front so we can plan around it.
Do I need a new survey to close on a property?
Many lenders and title companies require one. In Texas, if the seller has an existing survey and nothing on the property has changed, the title company may accept it with a T-47 affidavit signed by the seller. Ask your title company what they need. If a new survey is required, send us the title commitment and GF number so we can show the recorded easements and coordinate directly.
What is the difference between a boundary survey and a topographic survey?
A boundary survey locates your property lines and corners, along with improvements, easements and encroachments. A topographic survey maps the shape of the ground (elevations and contours), plus trees, structures and utilities, so engineers and designers can plan grading, drainage and construction. Many building projects need both.
Can I split my land or give a piece of it to my children?
Usually, but the rules depend on where the property sits: inside city limits, in a city's extraterritorial jurisdiction (ETJ), or in unincorporated county. Many land divisions require a plat approved by the city or county before the new lot can be sold or built on, and minimum lot size, road access, water, septic and floodplain rules all come into play. Some counties allow certain divisions without a full plat, including some conveyances to family members, but the conditions vary. We check the rules for your property before anything is deeded.
What is an ETJ, and why does it matter?
The extraterritorial jurisdiction (ETJ) is the area just outside a city's limits where the city can apply its subdivision rules, alongside the county's. If your land is in an ETJ, a lot split or plat may need approval from the city, the county or both. Texas ETJ law has changed in recent years, so it is worth confirming your property's current status before you plan a division.
My neighbor's fence looks like it is on my property. What should I do?
Start with a boundary survey. It shows where your lines actually are and where the fence sits relative to them, and we can mark the line on the ground. We are surveyors, not attorneys: if you end up in a dispute, our survey is the document you and your attorney will work from.
Will you mark my property corners?
Yes. We search for the existing corner monuments and note what we find. Where a corner is missing or disturbed, we set a new monument, typically an iron rod with a cap stamped with our firm name.
Do I need a survey before building a fence, pool or addition?
It is strongly recommended. A survey shows your lines, building setbacks and easements so you do not build over a line or onto a utility easement. Check any HOA or deed restrictions as well; we can help you read them.
How do I find out if my property is in a floodplain?
FEMA flood maps show the mapped flood zones, and your lender may require flood insurance if a building is in one. We check flood zones, along with access, easements and restrictions, as part of our buyer and seller land advice.
What areas do you serve?
We are based in San Marcos and work across Hays, Caldwell, Comal, Guadalupe, Travis, Bexar and Bastrop counties. If your property is outside those, call and ask. See our service area.
What should I have ready when I ask for a quote?
The property address (or the county and legal description), what the survey is for, the title commitment and GF number if you are closing, any earlier survey or plat of the property, and your deadline.
Are you licensed?
Yes. Davis Family Surveying, LLC is a registered surveying firm with the Texas Board of Professional Engineers and Land Surveyors (TBPELS Firm Registration No. 10195037). Every project is overseen and certified by a Registered Professional Land Surveyor.