So you need a land survey. Maybe your lender asked for one, maybe you’re planning to build a fence, or maybe a neighbor said something about the property line that got you worried. Either way, the first question most people ask is the same one: how much is this going to cost?

The honest answer is that it depends, but that’s not a cop-out. Understanding what it depends on will help you budget accurately, ask the right questions, and avoid being caught off guard when the quote arrives. Here’s a straightforward look at land survey costs before you pick up the phone.

What Does a Land Survey Actually Cost?

For a standard residential property under one acre, most homeowners in the United States pay somewhere between $500 and $1,200 for a basic boundary survey. That said, national averages can be misleading. Some sources put the average as low as $375, others as high as $2,300. The wide range is real, and it comes down to a handful of factors we’ll walk through below.

For larger or more complex properties, costs climb quickly. A 10-acre rural parcel can run anywhere from $2,000 to $5,000. An ALTA survey for a commercial property can reach $10,000 or more. These aren’t exceptions; they’re standard for the work involved.

What Type of Survey Do You Need?

This type of survey is one of the biggest cost drivers. Here are the most common types and what they typically cost:

Boundary Survey: The most common type for residential properties. It locates and marks your property corners and establishes legal boundary lines. Expect to pay $500 to $1,500 for most residential lots, sometimes more depending on lot size and how much research is involved.

Topographic Survey: This maps the physical features of your land, including elevation changes, trees, drainage features, and structures. It’s required for most construction and grading projects. Costs typically range from $400 to $1,500 for smaller properties, higher for larger or complex sites.

ALTA Survey: This is the most thorough and most expensive type. Required for most commercial real estate transactions, it follows strict national standards and documents boundaries, improvements, easements, and more. Budget $2,500 to $10,000 and up.

Mortgage Location Survey: A less detailed survey used primarily to confirm that structures sit within property lines. Required by many lenders at closing. Generally runs $300 to $600 for a standard residential lot.

As-Built Survey: Done during or after construction to verify that improvements were built according to the approved plans. Costs vary widely based on project scope.

The Factors That Drive the Price Up

When a surveyor gives you a quote, they’re not pulling a number out of thin air. Here’s what they’re actually pricing:

Property Size. The more land there is to cover, the more time it takes. Most surveyors price larger jobs by the acre or linear foot. Smaller suburban lots are typically quoted at a flat rate. Once you get above 5 acres, expect per-acre pricing to kick in.

Terrain and Vegetation. A flat, open lot in a subdivision is much easier to survey than a wooded, sloped, or heavily vegetated parcel. Dense brush and trees limit sightlines for survey equipment and slow everything down. Rough or hilly terrain adds both time and difficulty. Some surveyors add a surcharge of around $100 per 10,000 square feet for challenging conditions.

Available Records. Before a surveyor steps foot on your property, they spend time in the office researching your deed, prior surveys, neighboring deeds, and public records. If that paperwork is clean, current, and easy to find, the job moves faster. If your property has an old metes and bounds description, conflicting records, or no prior survey on file, expect to pay more for the research phase. Research fees typically run between $85 and $160 per hour.

Age of the Property. Older properties, especially those that haven’t been surveyed in decades, often have missing or deteriorated monuments and gaps in the record. Re-establishing those takes time and expertise.

Location and Travel. Surveyors factor in travel time to your property. If you’re in a remote area, far from the firm’s office, or in a region with fewer licensed surveyors, costs tend to be higher. Urban areas in high-demand markets can also command premium pricing simply due to demand.

Time of Year. Surveying in winter, extreme heat, or during periods of heavy vegetation growth can add cost. Snow and ice can hide evidence surveyors rely on, like old iron pins and concrete monuments. Some firms apply a seasonal surcharge for difficult conditions.

What About Hourly Rates?

Some surveyors quote jobs hourly rather than as a flat rate. The typical range is $220 to $450 per hour depending on the region, the size of the crew, and the complexity of the work. Hourly pricing is more common for large parcels, unusual surveys, or jobs that are hard to estimate in advance.

Why Two Quotes Can Look Very Different

It’s not unusual to get two quotes for the same property and find they differ by several hundred dollars. This happens because:

• One firm may have done recent work in your area and already has records on file, cutting their research time
• Different firms price terrain and vegetation differently
• Experience levels vary, and so does how a firm values its time
• One quote may include monument placement while another doesn’t

Getting at least two or three quotes is always a good idea. Just make sure you’re comparing the same scope of work. A cheaper quote that doesn’t include corner monuments or a recorded plat may cost you more in the long run.

What’s Usually Not Included in the Base Price

Ask your surveyor upfront whether the following are included:

• Setting or replacing monuments: Placing iron pins or concrete markers at property corners sometimes costs extra
• Recorded plat or legal description: Some surveys include a recorded document; others don’t
• Staking for fencing or construction: If you need visible stakes in the ground for a contractor, that may be separate
• Rush fees: If you need the survey completed quickly, expect a premium

A Few Tips Before You Call

Before you reach out to a surveyor, pull together whatever documents you have. This includes your deed, any prior survey you know of, your title insurance policy, and anything your county recorder’s office might have on file. Handing this information to your surveyor upfront saves them research time and can lower your quote.

Also, be specific about what you need the survey for. The answer changes the type of survey required, and that changes the cost. A lender requesting documentation at closing needs something different from a homeowner wanting to know where the fence line should go.

Land survey costs are genuinely variable, but they’re not mysterious. Once you understand what goes into the price, a quote makes a lot more sense and you’ll know what questions to push back on.