Southern Survey & Design

Real Estate

Locating Boundaries



The primary boundary office is located in Northeast Texas. We complete over 20 residential and commercial boundary surveys for title, lending, and improvements a month ranging from “Lot and Block” to several 100 acres rural surveys. Southern Survey and Design operates as a boutique survey provider to assure our clients that the work was done professionally and timely. If you would like more information, visit our plat portfolio and contact pages.



Texas is a "Metes and Bounds" state; which means we measure the boundaries between neighbors. A licensed surveyor is required to identify, report, and monument boundary locations.

A court of law calls on the land surveyor often as an expert witness. Land surveyors do not make warranties or offer opinions as to matters of unwritten title, adverse possession, acquiescence, or estoppels.


If you are dividing property for heirs, buying or selling property, or need a surveyor to measure your boundaries, contact our office for a free estimate.

Often Realtors or Mortgage Lenders require a detailed survey for real estate. If you are buying a home or having a home built, the services of a professional land surveyor are needed. Southern Survey and Design researches your property in the court house and appraisal district, identifies and monuments your boundary lines, measures and locates all real property, and produces a legal plat and/or metes and bounds description.

Most "Lot and Block" surveys in the East Texas area have a rapid turnaround time and can be completed for $600 to $800 plus tax. Our staff can initiate survey work with a title policy contract in place and use the title office as a 3rd party escrow to pay from closing cost. Contact our office for a free estimate.


Surveyors are experts in measurement and Southern Survey and Design has some of the most accurate technology available in the surveying industry.

If you are a contractor and need a surveyor to check your forms prior to construction, give us a call. Commercial real estate may need a survey for insurance or lending requirements. If you are interested in accurate data for your architect, consultants, or contractors to use while modifying you reality, Southern Survey and Design offers full service drafting and data cooperation.


Most Mortgage Title Surveys have a statement from the licensed surveyor concerning the FEMA Flood Insurance Rate Map. This can obtained from published maps and referenced by a community number, panel number, and revision date. However, there are situations when your property might need the services of a surveyor.

Southern Survey and Design uses sub-centimeter GNSS, total stations, differential leveling, and GIS to establish accurate elevations. Our office staff can submit the required documentation for elevation certificates and even work with you through the Letter of Map Amendment process.

If you are a developer who need Elevation Certificates on a benchmark, ask for a brass capped monument!


Commercial real estate, like hotels, gas stations, office buildings, apartments, restaurants, or commerce centers sometimes needs a higher level of survey work. The American Land Title Association and the National Society of Professional Surveyors have set forth guidelines for this order of survey work.

The process is a little bit more in depth and the cost for survey is significant. Not every survey firm offers these services, but Southern Survey and Design can meet ALTA/NSPS standards as identified in Table A by our client. We can also provide preliminary boundary plats and descriptions to the title examiners to aide in the Schedule B exception research. If this information is available before ordering the survey, please include all the information you have!

Southern Survey and Design carries a professional liability policy, has a team of project experts, and currently offers this service in the state of Texas.
Contact our office for details.


Are you having trouble locating your property corners? Are you about to invest in fencing or build on your property? Is your neighbor encroaching?

Surveyors are skilled technicians in measurement. Have peace of mind on your next project and use your East Texas surveying company before you make the mistake of "measuring once and cutting twice." No project is too small; contact our office for a free consultation.