How Much Does a Land Survey Cost in Arkansas? Plus 10 Tips for Hiring

YOUR GUIDE TO HIRING A LICENSED LAND SURVEYOR IN ARKANSAS

A Consumer Education Resource

Provided by:
Walter Washington, MPA, REALTOR®
ABR® | AHWD® | C2EX®
Your Real Estate Advocate

United Real Estate Central Arkansas
1319 Broadway Street, Little Rock, AR 72202
📞 (501) 612-3838
📧 emailme@walterwashington.realtor
🌐 unitedrealestatecentralarkansas.com

Licensed in Arkansas | Supervised by Principal Broker Melissa Bond
🏠 Equal Housing Opportunity

📖 TABLE OF CONTENTS

  1. Introduction: Why This Guide Matters
  2. When Do You Need a Land Survey?
  3. What Is a Licensed Professional Surveyor?
  4. Types of Surveys You Might Need
  5. How to Find a Licensed Surveyor in Arkansas
  6. Questions to Ask Before Hiring
  7. Understanding Survey Costs
  8. What to Expect During the Survey Process
  9. Understanding Your Survey Plat
  10. Red Flags to Watch For
  11. Arkansas Survey Standards Overview
  12. Additional Resources
  13. Important Disclaimers

1️⃣ INTRODUCTION: WHY THIS GUIDE MATTERS

As a licensed REALTOR® serving Central Arkansas, I frequently work with buyers and sellers who need land surveys during their real estate transactions. Many consumers are unfamiliar with:

  • When a survey is required or recommended
  • How to find a qualified, licensed surveyor
  • What questions to ask
  • What to expect regarding cost and timeline
  • How to read and understand a survey plat

This guide provides educational information to help you make informed decisions when hiring a professional land surveyor in Arkansas.

Important: This guide is for educational purposes only and does not constitute specific advice for your situation. Always consult with licensed professionals—surveyors, real estate agents, attorneys, and title companies—regarding your individual circumstances.

2️⃣ WHEN DO YOU NEED A LAND SURVEY?

Common Real Estate Scenarios:

✅ Buying Property

  • Confirm actual property boundaries match the legal description
  • Verify there are no encroachments from neighboring properties
  • Required by many lenders for mortgage approval
  • Identifies easements, rights-of-way, and setback requirements

✅ Selling Property

  • Provide accurate boundary information to potential buyers
  • Resolve boundary disputes before listing
  • May be required by the buyer's lender or title company

✅ Building or Renovating

  • Verify setback requirements before construction
  • Locate utility easements
  • Ensure new structures don't encroach on neneighbors'roperty
  • Required for building permits in most jurisdictions

✅ Property Disputes

  • Resolve boundary disagreements with neighbors
  • Document encroachments (fences, driveways, structures)
  • Provide legal evidence for dispute resolution

✅ Subdividing Land

  • Required for creating new lots from existing parcels
  • Must meet Arkansas subdivision standards
  • Filed with Stthe ate Surveyor's office and local government

✅ Refinancing

  • Some lenders require updated surveys
  • Verify no new encroachments since the original purchase

Who Typically Pays for the Survey?

  • Buyer purchases: Often buyer-paid, but negotiable in the contract
  • Seller subdividing: The seller typically pays
  • Refinancing: The borrower typically pays
  • Boundary disputes: The property owner initiating the survey pays

Real Estate Agent's Note: Survey costs are negotiable in the purchase contract. As your advocate, I can help you understand when a survey is necessary versus optional, and how to structure the agreement regarding who pays.

3️⃣ WHAT IS A LICENSED PROFESSIONAL SURVEYOR?

Legal Definition (Arkansas Code Annotated § 17-48-101):

"Land Surveying" means determining the location of land boundaries and land boundary corners; preparing plats showing the shape and areas of tracts of land and their subdivision into smaller tracts; and setting or resetting monuments that mark boundary positions.

Education & Licensing Requirements:

Arkansas licensed surveyors must:

  • Complete specific educational requirements
  • Gain required work experience under a licensed surveyor's supervision
  • Pass rigorous state examinations
  • Maintain continuing education
  • Be licensed by the Arkansas State Board of Licensure for Professional Engineers and Professional Surveyors

Why Licensing Matters:

✅ Legal Authority – Only licensed surveyors can legally perform boundary surveys in Arkansas
✅ Professional Standards – Must follow Arkansas Standards of Practice
✅ Accountability – Subject to state board oversight and discipline
✅ Insurance – Professional liability coverage required
✅ Public Protection – Errors can result in license suspension or revocation

4️⃣ TYPES OF SURVEYS YOU MIGHT NEED

A. Boundary Survey (Most Common for Real Estate)

Purpose: Establishes or confirms property boundary lines

Includes:

  • Location and marking of all property corners
  • Monumentation (physical markers like iron pins or rebar)
  • Measurements and bearings of all boundary lines
  • Identification of encroachments from or to adjoining properties
  • Location of easements and rights-of-way
  • Plat drawing showing findings

When Needed: Buying, selling, building, or resolving disputes

Typical Cost in Arkansas: $300 - $1,000+ (depending on property size, terrain, research complexity)

B. ALTA/NSPS Survey (Commercial Transactions)

Purpose: Comprehensive survey meeting national title insurance standards

Includes: All boundary survey elements PLUS:

  • Location of all improvements (buildings, fences, driveways, utilities)
  • Zoning classification and setback compliance
  • Flood zone determination
  • Access and parking analysis
  • Detailed easement research

When Needed: Commercial property purchases, complex transactions

Typical Cost: $1,500 - $5,000+ (significantly more detailed than residential boundary survey)

C. Topographic Survey

Purpose: Shows elevation changes and natural/man-made features

Includes:

  • Contour lines showing elevation
  • Location of trees, streams, structures
  • Drainage patterns

When Needed: Land development, construction planning, drainage issues

D. Subdivision Plat

Purpose: Divides la arger parcel into multiple lots for sale or development

Includes:

  • Creation of new legal descriptions
  • Street and utility easement layouts
  • Lot dimensions and areas
  • Filed with Stthe ate Surveyor and local government

When Needed: Creating new buildable lots from existing land

Requirements: Must meet Arkansas subdivision standards and be filed per A.C.A. § 17-48-106

E. Mortgage Survey / Location Survey

Purpose: Simple plot showing building locations (NOT a boundary survey)

Includes:

  • Outline of property
  • Location of structures
  • Not legally sufficient for boundary verification

When Needed: Some lenders accept for refinancing

⚠️ Important: This is NOT the same as a boundary survey and does not verify actual property corners or boundaries.

5️⃣ HOW TO FIND A LICENSED SURVEYOR IN ARKANSAS

✅ Step 1: Verify Licensing Status

Official Arkansas Surveyor Directory:
🔗 https://portal.arkansas.gov/service/ar-professional-surveyor-licensee-directory-search/

Search by:

  • Surveyor's name
  • License number

Verify:

  • Active license status
  • License expiration date
  • Contact information
  • Any disciplinary actions

✅ Step 2: Get Recommendations

Ask:

  • Your real estate agent (me!)
  • Your lender or title company
  • Friends, family, neighbors who've recently used surveyors
  • Local contractors or builders

Professional Associations:

  • Arkansas Society of Professional Surveyors (ASPS)
  • Membership indicates active engagement in prthe ofessional community

✅ Step 3: Research Multiple Surveyors

Get quotes from at least 2-3 licensed surveyors to compare:

  • Cost
  • Timeline
  • Services included
  • Experience with your property type (urban, rural, complex terrain)

✅ Step 4: Verify Credentials

Before hiring, confirm:

  • Current Arkansas license (check online registry)
  • Professional liability insurance
  • Experience with your property type
  • References from recent clients

6️⃣ QUESTIONS TO ASK BEFORE HIRING

Licensing & Experience:

  1. ❓ "Are you currently licensed in Arkansas? What's your license number?"
  2. ❓ "How long have you been practicing in Arkansas?"
  3. ❓ "Have you surveyed properties in [your area/county] before?"
  4. ❓ "Do you have experience with [urban/suburban/rural] properties?"

Scope of Work:

  1. ❓ "What type of survey do I need for my situation?"
  2. ❓ "What exactly is included in your survey service?"
  3. ❓ "Will you set physical monuments at all corners?"
  4. ❓ "Will you identify encroachments or easements?"
  5. ❓ "Will the survey meet lender and title company requirements?"

Cost & Timeline:

  1. ❓ "What is your fee, and what does it include?"
  2. ❓ "Are there any additional costs I should anticipate?" (research fees, difficult terrain, etc.)
  3. ❓ "How long will the survey take from start to completion?"
  4. ❓ "When will I receive the completed plat?"

Deliverables:

  1. ❓ "What will the final plat include?"
  2. ❓ "How many copies will I receive?"
  3. ❓ "Will you file the plat with the State Surveyor's office if required?"
  4. ❓ "What format will I receive? (paper, PDF, CAD file)"

Insurance & Professional Standing:

  1. ❓ "Do you carry professional liability insurance?"
  2. ❓ "Have you had any disciplinary actions or complaints filed against your license?"

Red Flags:

🚩 Unwilling to provide license number
🚩 Can't provide references
🚩 Significantly cheaper than all other quotes (may cut corners)
🚩 Promises unrealistic timelines
🚩 No written contract or scope of work
🚩 Unwilling to answer questions
🚩 Not registered with Athe rkansas licensing board

7️⃣ UNDERSTANDING SURVEY COSTS

Typical Arkansas Survey Costs:

Survey TypeTypical RangeFactors Affecting Cost
Residential Boundary$300 - $1,000Lot size, terrain, urban vs rural
ALTA/Commercial$1,500 - $5,000+Complexity, property size, and search
Topographic$500 - $2,000+Acreage, elevation changes
Subdivision Plat$1,000 - $10,000+Number of lots, complexity, utilities

What Affects Cost?

More Expensive:

  • Large acreage
  • Difficult terrain (wooded, steep, marshy)
  • Rural properties rerequirextensive research
  • Properties with unclear or disputed boundaries
  • Properties with no existing monuments
  • Multiple parcels or complex shapes
  • Extensive title research required

Less Expensive:

  • Small urban/suburban lots
  • Flat, clear terrain
  • Well-documented property with existing monuments
  • Simple rectangular shape
  • Recent prior survey available

What's Typically Included in the Fee:

✅ Title research and deed analysis
✅ Field measurements and boundary location
✅ Setting monuments at corners (if needed)
✅ Preparation of survey plat
✅ Surveyor's seal and signature
✅ Copies for client and required filings

Potential Additional Costs:

⚠️ Extensive historical research (old deeds, conflicting records)
⚠️ Clearing vegetation to access both boundaries
⚠️ Resolving boundary disputes or ambiguous descriptions
⚠️ Rush service
⚠️ Additional plat copies beyond standard provision

Payment Terms:

Most surveyors require:

  • Deposit or full payment upfront (common)
  • Payment upon completion (less common)
  • Net 30 terms (rare, established relationships)

Get it in writing: Always request a written proposal or contract specifying scope, cost, and timeline.

8️⃣ WHAT TO EXPECT DURING THE SURVEY PROCESS

Timeline: Typically 1-4 Weeks

Step 1: Initial Contact & Agreement (Day 1-3)

  • Discuss your needs and property specifics
  • Receive a written proposal or contract
  • Provide deed, legal description, prior surveys (if available)
  • Pay dethe posit or full fee

Step 2: Research Phase (Day 3-7)

Surveyor reviews:

  • County deed records
  • Prior surveys and plats on file
  • Original government survey notes (if applicable)
  • Easements and rights-of-way
  • Adjacent property boundaries

Step 3: Field Work (Day 7-14)

Surveyor:

  • Locates existing monuments (iron pins, rebar, etc.)
  • Takes measurements using GPS, total station, or other equipment
  • Sets new monuments where needed
  • Documents encroachments, fences, structures
  • May need property access (or neighbor's property for certain measurements)

Your Role:

  • Ensure the surveyor has property access
  • Remove or secure pets
  • Notify neighbors if access needed (surveyor will coordinate)
  • Clear vegetation blocking corners (if requested)

Step 4: Plat Preparation (Day 14-21)

Surveyor:

  • Analyzes field data
  • Prepares detailed plat drawing
  • Seals and signs the at
  • Files with Stthe ate Surveyor's office (if required)

Step 5: Delivery (Day 21-28)

You receive:

  • Sealed and signed survey plat
  • Typically 1-2 paper copies + digital PDF
  • Filed receipt (if subdivision or required filing)

Note: Simple residential surveys may be completed faster; complex rural surveys may take longer.

9️⃣ UNDERSTANDING YOUR SURVEY PLAT

What Should Be On Your Survey Plat:

According to Arthe kansas Standards of Practice, every survey plat must include:

✅ Property Boundaries – Distances and directions (bearings)
✅ Monuments – Type and location of markers (iron pins, rebar, etc.)
✅ Ties to Control – How the surveyor established boundary corners
✅ Record vs. Measured – Deed calls compared to actual measurements
✅ Encroachments – Fences, structures, or improvements crossing boundaries
✅ Easements & Rights-of-Way – Utility easements, access roads, etc.
✅ Acreage – Total area and breakdown by quarter-quarter section (if applicable)
✅ North Arrow – Directional reference
✅ Scale – Bar scale for size reference
✅ Legend – Explanation of symbols used
✅ Surveyor's Seal & Signature – Licensed surveyor's professional seal
✅ Certificate of Authorization Seal – If required
✅ Date of Survey – When fieldwork was performed
✅ Client's Name – Who ordered the survey
✅ Surveyor's Business Address

How to Read Your Plat:

Property Lines:

  • Usually shown as solid or dashed lines
  • Distances shown in feet (e.g., "150.00'")
  • Bearings show direction (e.g., "N 45° 30' 15" E")

Monuments:

  • Circles or symbols marking corner locations
  • Description indicates type: "5/8" rebar set", "iron pipe found", etc.
  • Should show the surveyor's license number stamped on monuments

Encroachments:

  • Usually noted with text or special symbols
  • Example: "Neighbor's fence encroaches 2.3' onto subject property"

Easements:

  • Shown with special line types or shading
  • Labeled with purpose: "utility easement", "access easement", etc.

Common Abbreviations:

  • POB = Point of Beginning
  • POC = Point of Commencement
  • IP = Iron Pin
  • R/W = Right of Way
  • Mon or Mon't = Monument
  • N/F = Now or Formerly (of record owner)
  • DB = Deed Book
  • PG = Page

🔟 RED FLAGS TO WATCH FOR

⚠️ Warning Signs of Unlicensed or Unprofessional Surveying:

🚩 Cannot provide Arkansas license number
🚩 Not listed in ofthe ficial Arkansas surveyor registry
🚩 Unwilling to provide a written contract or scope of work
🚩 Does not seal and sign the survey plat
🚩 Significantly cheaper than all competitors (may not be performing boundary survey)
🚩 Promises to "just stake the corners" without research or plat
🚩 Refuses to provide proof of insurance
🚩 No physical inspection of property (desk survey only)
🚩 Won't set physical monuments at corners
🚩 Plat missing required elements (no seal, no date, no measurements)

⚠️ What Could Go Wrong With Unlicensed Work:

❌ Survey not legally valid
❌ Title company rejects it
❌ Lender won't accept it
❌ Building permit denied
❌ Boundary still disputed
❌ Financial loss from having to re-survey
❌ Legal liability if boundaries wrare ong

Bottom Line: Always verify licensing before hiring. The few hundred dollars saved isaren'torth the risk.

1️⃣1️⃣ ARKANSAS SURVEY STANDARDS OVERVIEW

Arkansas has official Standards of Practice for Property Boundary Surveys (effective August 7, 2020) that all licensed surveyors must follow.

Key Standards:

Accuracy Requirements by Property Type:

Property TypeClassRequired Accuracy
Urban (cities 500+ population, subdivisions, commercial)Class A±0.25 feet
Suburban (within 1-3 miles of cities)Class B±0.50 feet
Rural (agricultural, undeveloped)Class C±0.75 feet
Mountain/Marsh (remote, difficult terrain)Class D±1.50 feet

Monumentation Requirements:

  • Monuments must be set at all property corners
  • Minimum monument: 18" long, 1/2" diameter iron rod or pipe
  • Must be marked with the surveyor's license number
  • Alternative monuments allowed in asphalt/concrete (spikes, nails with washers)

Section Corners:

  • Section and quarter-section corners require specific monumentation
  • Must be referenced by at least 2 (preferably 4) permanent reference objects

Plat Requirements:

  • Must include legally required elements (see Section 9)
  • Filed with Stthe ate Surveyor's office within 30 days (for subdivisions and certain other surveys)
  • Surveyor's professional seal and dated signature required

Why This Matters to You:

These standards protect consumers by ensuring:

  • Consistent quality across all surveys
  • Legal defensibility of survey results
  • Professional accountability
  • Standardized plat formats

1️⃣2️⃣ ADDITIONAL RESOURCES

Official Arkansas Resources:

📋 Arkansas Professional Surveyor License Directory
🔗 https://portal.arkansas.gov/service/ar-professional-surveyor-licensee-directory-search/

📋 Arkansas State Board of Licensure for Professional Engineers and Professional Surveyors
🔗 https://labor.arkansas.gov/licensing/state-board-of-licensure-for-professional-engineers-and-professional-surveyors/

📋 PEPS Rosters (Professional Engineers & Surveyors)
🔗 https://labor.arkansas.gov/licensing/state-board-of-licensure-for-professional-engineers-and-professional-surveyors/peps-rosters/

📋 Arkansas Society of Professional Surveyors (ASPS)
Professional association for Arkansas surveyors

📋 Arkansas Standards of Practice Document
Available through the vision of Land Surveys, the Arkansas GIS Office

Real Estate Transaction Resources:

📋 Your Real Estate Agent (That's Me!)
As your REALTOR®, I can:

  • Recommend licensed surveyors I've worked with successfully
  • Help you understand when a survey is necessary vs. optional
  • Review survey plats to identify issues affecting your transaction
  • Coordinate with surveyors, title companies, and lenders
  • Negotiate survey payment terms in purchase contracts

📞 Walter Washington, REALTOR®
United Real Estate Central Arkansas
(501) 612-3838 | emailme@walterwashington.realtor

📋 Your Title Company
Can provide guidance on survey requirements for title insurance

📋 Your Lender
Will specify if a survey is required for mortgage approval

📋 Your Real Estate Attorney
For complex boundary disputes or legal questions

1️⃣3️⃣ IMPORTANT DISCLAIMERS

Educational Purpose:

This guide is provided for educational and informational purposes only. It does not constitute:

  • Specific advice for your situation
  • Legal counsel
  • Survey recommendations or endorsements
  • Substitute for professional consultation

Professional Consultation Required:

Always consult with licensed professionals regarding your individual circumstances:

  • Land Surveyors for boundary determinations and survey needs
  • Real Estate Agents for transaction guidance
  • Real Estate Attorneys for legal questions
  • Title Companies for title insurance requirements
  • Lenders for mortgage requirements

No Surveyor Endorsements:

While I may recommend surveyors I have successfully worked with, these recommendations are based on past professional experience and do not constitute guarantees of performance or endorsements. You should always:

  • Verify current licensing status
  • Get multiple quotes
  • Review credentials independently
  • Make your own hiring decision

Arkansas Standards May Change:

Survey standards, licensing requirements, and regulations are subject to change. Always verify current requirements with the Arkansas State Board of Licensure for Professional Engineers and Professional Surveyors.

AREC Disclosure:

In accordance with Arkansas Real Estate Commission rules, any recommendations of service providers (including surveyors) are made to assist clients in their transactions. Clientsre free to choose any licensed professional they prefer. I do not receive compensation for surveyor referrals.

📞 HAVE QUESTIONS? I'M HERE TO HELP.

Whether you're:

  • Buying or selling property in Central Arkansas
  • Trying to determine if you need a survey
  • Looking for a licensed surveyor recommendation
  • Need help understanding a survey plat
  • Have questions about your real estate transaction

I'm here to guide you.

—

Walter Washington, MPA, REALTOR®
Your Real Estate Advocate
ABR® | AHWD® | C2EX®

United Real Estate Central Arkansas
1319 Broadway Street
Little Rock, AR 72202

📞 (501) 612-3838
📧 emailme@walterwashington.realtor
🌐 unitedrealestatecentralarkansas.com
🔗 linktr.ee/YourRealEstateAdvocate

Licensed in Arkansas
Supervised by Principal Broker Melissa Bond
NAR Member ID: 128087539

🏠 Equal Housing Opportunity

Member:
Little Rock REALTORS® Association
Arkansas REALTORS® Association
National Association of REALTORS®

W.A.L.T.E.R.
Working, Advocating, Leveraging Towards Excellent Results

Blessings to you and yours,
Walter

© 2026 Walter Washington, REALTOR® | United Real Estate Central Arkansas
This guide may be freely shared for educational purposes. Not for commercial reproduction without permission.

Document Version: 1.0 | Last Updated: February 2, 2026


Location: Arkansas, USA

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