There are six main types of land surveys: boundary surveys, ALTA/NSPS surveys, topographic surveys, mortgage surveys, construction staking surveys, and subdivision surveys. Each one serves a different purpose. The right type depends on whether you are buying property, building a structure, resolving a dispute, or getting a loan.

Why the Type of Survey Matters

Most people only hire a land surveyor once or twice in their lives. When that moment comes, it helps to know what you are asking for.

Requesting “a survey” without knowing the right type is one of the most common mistakes property owners make. The wrong survey can delay a real estate closing, stall a building permit, or leave your property lines legally unresolved.

The United States conducts over 1.5 million land surveys every year. Picking the right type from the start saves time, money, and unnecessary headaches.

The 6 Main Types of Land Surveys

1. Boundary Survey

A boundary survey locates and marks the legal edges of your property. A licensed surveyor measures the land, sets corner markers, and produces a recorded map. It is the most common survey for homeowners and is used before building, resolving disputes, or confirming what you own.

A boundary survey is what most people need. It shows exactly where your property begins and ends. The surveyor locates existing corner markers, takes precise measurements, and documents the results in a legal plat.

You need a boundary survey when you:

• Plan to build a fence, addition, or structure near your property line
• Want to confirm your boundaries before buying land
• Have a disagreement with a neighbor about where the property line falls
• Need a recorded plat for a permit or legal matter

Typical cost: $400 to $1,200 for a standard residential lot.

2. ALTA/NSPS Survey

An ALTA/NSPS survey is the most detailed survey available. It follows national standards set by the American Land Title Association. It covers boundary lines, structures, easements, utilities, and encroachments. It is required for most commercial real estate transactions and high-value property purchases.

This survey goes far beyond a standard boundary survey. It documents everything on and affecting the property, including buildings, driveways, utility lines, and recorded easements. Because it meets national standards, any title company or lender in the country will accept it.

You need an ALTA/NSPS survey when you:

• Are buying or refinancing a commercial property
• Need a survey that meets lender or title company requirements for a large transaction
• Are dealing with a title dispute that requires nationally accepted documentation

Typical cost: $2,500 to $10,000, depending on property size and complexity.

3. Topographic Survey

DIRECT ANSWER A topographic survey maps the physical features of a piece of land, including elevation changes, slopes, trees, water, and existing structures. It does not establish ownership. Engineers and architects use it to design buildings, drainage systems, and grading plans before construction begins.

A topographic survey answers the question: what does this land actually look like? It captures hills, low spots, trees, streams, and any structures already on the property. This information is critical before designing anything that will be built on the land.

You need a topographic survey when you:

• Are designing a new home, building, or landscaping project
• Need a grading plan for a building permit
• Are developing raw land near a floodplain or waterway

Typical cost: $2,000 to $6,500, depending on terrain and property size.

4. Mortgage Survey

A mortgage survey, also called a location survey, confirms where a home sits on a lot. Lenders and title companies require it at residential closings to verify there are no obvious encroachments or easement issues. It is simpler and less expensive than a full boundary survey and does not carry the same legal weight.

This survey is specifically for residential real estate closings. It shows the lender that the home is properly placed on the lot and that there are no visible problems with the property. It is not designed to resolve boundary disputes or legally establish your corners.

You need a mortgage survey when:

• Your lender or title company requires one before closing on a home
• You are purchasing a home with financing

Typical cost: $1,500 to $4,500 nationally.

5. Construction Staking Survey

A construction staking survey places physical stakes in the ground to show contractors exactly where to build. The surveyor translates the blueprints into real-world markers for foundations, roads, and utilities. Without it, structures can be built in the wrong location, violating setbacks and zoning rules.

Before any dirt is moved on a construction project, a surveyor must mark where everything goes. This survey turns the drawings on paper into markers on the ground. Contractors use those markers to place foundations, roads, and utility lines in the correct location.

You need a construction staking survey when:

• You are breaking ground on a new home or commercial building
• A local permit office requires proof of proper setbacks before issuing a building permit
• You are installing a road, driveway, or utility line on a developed site

Typical cost: $500 to $1,200 for residential staking; up to $6,500 for larger new construction.

6. Subdivision Survey

A subdivision survey divides a larger tract of land into two or more separate legal parcels. The surveyor creates a plat map showing all new lot lines, easements, and road dedications. Local government must review and record the plat before any of the new lots can be legally sold.

If you want to split your land or create multiple lots for sale, you need a subdivision survey. The surveyor draws up a new legal map of the divided parcels. That map is then submitted to your county for review and recording before any lot can change hands.

You need a subdivision survey when:

• You are dividing land to sell a portion separately
• You are developing a residential or commercial subdivision
• A family member wants to separate inherited land into individual parcels

Quick Comparison

Survey Type	Main Purpose	Who Requires It	Typical Cost
Boundary	Establish property lines	Property owner, buyer	$400 to $5,500
ALTA/NSPS	Commercial transactions	Lender, title company	$2,500 to $10,000
Topographic	Land design and grading	Engineers, architects	$2,000 to $6,500
Mortgage	Residential loan closing	Mortgage lender	$1,500 to $4,500
Construction Staking	Place structures correctly	Contractor, permit office	$500 to $6,500
Subdivision	Divide land into lots	Developer, county	Varies by scope

How to Choose the Right Survey

Not sure which one applies to your situation? These three questions will help you narrow it down quickly.

Are you buying or selling property? A boundary survey covers most residential purchases. A commercial transaction typically requires an ALTA/NSPS survey.

Are you planning to build? Start with a topographic survey so your designer has accurate land data. Once plans are approved, order construction staking before breaking ground.

Is your lender or title company asking for a survey? A mortgage survey usually satisfies residential lenders. Commercial lenders almost always require an ALTA/NSPS survey.

If you are still not sure, a licensed professional surveyor can review your situation and point you in the right direction before any work begins.

Frequently Asked Questions

What is the most common survey for homeowners? 

The boundary survey is the most commonly requested type for residential property owners. It establishes your legal property lines, marks corners, and produces a recorded document you can use for permits, disputes, and future reference.

What is the difference between a boundary survey and a mortgage survey? 

A boundary survey legally establishes your property lines and sets physical corner markers. A mortgage survey confirms where a home sits on a lot and is used at closing. It does not establish legal boundaries the same way a boundary survey does.

Do all home purchases require a survey? 

Not always, but most lenders require at least a mortgage location survey before closing. A full boundary survey is strongly recommended if you are buying raw land or if the property lines are unclear.