Do You Need a Survey in Murfreesboro?

Buying or selling a home in Murfreesboro and wondering if you really need a survey? You are not alone. With rapid growth across Rutherford County, property lines, easements, and new improvements can surprise even seasoned owners. In this guide, you will learn when a survey is worth it, the different types available, what it can mean for your closing timeline, and what to expect on cost. Let’s dive in.

What a property survey shows

A survey is a map of your property created by a licensed Tennessee land surveyor. It establishes your boundary lines and corners, locates improvements like your home, driveway, fences, and sheds, and can identify recorded easements and rights-of-way. Depending on the scope, it may also show elevations and flood information.

In Murfreesboro, a current survey helps you avoid boundary disputes, spot encroachments, and confirm whether improvements meet city setback rules. With rapid development across Rutherford County, new utility easements and road work are common. A survey helps you see how those changes might affect your property and title insurance.

When a survey is smart in Murfreesboro

You might not be required by law to order a survey, but it can be a smart move in many local situations. Consider a survey if:

• Your lender or title company requests one or needs specific survey language for underwriting.
• The lot is older, irregular, or described by metes and bounds rather than a modern recorded plat.
• There have been additions, fences, pools, septic systems, or subdivision changes since the last survey.
• The property sits near utilities or road rights-of-way.
• You plan construction, an addition, or major landscaping and need to confirm setbacks.

Before you order, check public records and local rules:

• Recorded plats and deeds at the Rutherford County Register of Deeds are the legal source for boundary descriptions.
• The county GIS and parcel viewer can help you preview parcel lines, but it is not a replacement for a licensed survey.
• City of Murfreesboro Planning and Codes sets zoning and setback requirements that a survey can verify.
• FEMA flood maps influence building and insurance requirements, and some surveys include flood zone or elevation notes.
• Always hire a surveyor licensed in Tennessee and confirm credentials through the state licensing board.

Types of surveys explained

Different surveys serve different needs. Here is what you should know.

Boundary (lot) survey

A boundary survey establishes the corners and property lines and shows improvements relative to the boundaries. It is a common choice for residential purchases when lenders and title companies do not require an ALTA survey. It also works well for fence or pool planning and to clarify lot lines.

ALTA/NSPS Land Title Survey

An ALTA survey follows national standards and includes title-related details like recorded easements, rights-of-way, and encroachments. It usually requires coordination with the title company and a review of the preliminary title commitment. Lenders often require ALTA surveys for higher-value loans, large lots, or complex properties.

Mortgage inspection or location certificate

This is a basic sketch that verifies the general location of improvements. It is not a substitute for a boundary or ALTA survey and offers limited protection for a buyer. Some lenders accept it for low-risk loans, but many do not.

Improvement Location Certificate (ILC)

An ILC shows the location of improvements relative to property lines and may be used for certain permits or HOA needs. It is not as detailed as a boundary or ALTA survey.

Topographic survey

A topo survey shows elevations, slopes, and physical features. It is useful for construction planning, drainage, septic design, pools, and major landscaping.

Construction staking or lot stake-out

This service stakes building corners and setback lines in the field so construction meets local requirements and the approved plan.

Timelines and closing impacts

Survey timelines vary by scope, property type, and local workload.

• Boundary surveys for typical residential lots often take 1 to 2 weeks once the surveyor begins research and field work.
• ALTA surveys commonly take 2 to 4 or more weeks because they involve title review and coordination with lenders or title companies.
• Large acreage, complex terrain, or heavy research can extend timelines.
• During busy development periods in Murfreesboro, local availability can stretch schedules. Ordering early in your contingency period reduces risk.

Survey results can affect closing. If the survey reveals a fence, shed, driveway, or other improvement that crosses a line or easement, you may need a cure before closing. Solutions can include neighbor agreements, title endorsements, boundary line agreements, quitclaim deeds, or negotiated credits. Title companies also add survey-related exceptions to commitments if no acceptable survey exists, and lenders may require ALTA-level detail before funding. The earlier you order, the more time you have to resolve issues.

What surveys cost in Rutherford County

Costs vary based on scope and complexity. As general guidance:

• Residential boundary surveys often range from several hundred to a few thousand dollars. Small suburban lots fall toward the lower end. Larger or irregular parcels cost more.
• ALTA/NSPS surveys typically start in the low four figures and increase with acreage, complexity, and title coordination.
• Topographic work and construction staking are additional services and add to the base price.

Key factors that drive price include acreage, number of improvements and obstacles, historical deed research, whether ALTA standards and title coordination are required, terrain and wetlands, requested contours, and rush timelines. To set expectations, request 3 local quotes and confirm deliverables in writing. Ask what you will receive, such as a stamped and sealed plat, digital files, and the level of title review.

Step-by-step checklists

For buyers

• Ask the seller for any recent survey before you write an offer.
• Ask your lender and title company early if they require a boundary or ALTA survey.
• If you need a new survey, order it at the start of your inspection or contingency period.
• Hire a Tennessee-licensed land surveyor and confirm licensure with the state board.
• If you are ordering an ALTA survey, send the surveyor your preliminary title commitment.
• Review the survey for encroachments, easements, setback issues, and flood notes. Raise concerns with your agent, title company, or attorney right away.
• If a problem appears, discuss remedies such as neighbor agreements, seller cures, title endorsements, credits, or a contract exit if allowed.

For sellers

• If possible, verify or obtain a current survey before listing. It builds buyer confidence and helps avoid surprises.
• Share any recorded plats or prior surveys with prospective buyers and the title company.
• If you know of disputes or issues, disclose them and be ready to negotiate repairs, agreements, or credits.

For both parties

• Get the scope, timeline, and deliverables in writing. Confirm the number of originals, digital file format, and whether fence lines, corner monuments, and flood notes will be shown.

Common Murfreesboro scenarios

A fence or driveway crosses the line

Your survey shows an encroachment onto or from a neighbor’s lot. Options include asking for an encroachment or boundary line agreement, seeking a title endorsement that covers the issue, or negotiating a seller remedy or credit. In rare cases, legal action may be necessary.

The title commitment includes a survey exception

If the title company will not remove the exception without a current survey, order the appropriate survey. The results allow the title company to evaluate whether it can remove or modify the exception.

The lender requests an ALTA survey late

Call a surveyor experienced with ALTA standards and local title coordination, but expect more time and cost. You may need to extend closing or work with your lender and title company on interim solutions.

The property is in a flood zone

Confirm that the survey shows FEMA flood zone and elevations if required. You may need a topographic survey or an elevation certificate for development or insurance.

How to move forward with confidence

In Murfreesboro’s fast-moving market, a survey is one of the best tools you have to reduce risk. It clarifies boundaries, captures easements, and helps you and your title company make informed decisions. Start early, choose the right survey for your situation, and involve your lender and title company from the start.

If you are planning a purchase or sale and want clear, concierge-level guidance tailored to Middle Tennessee, connect with Jessica Cassalia. You will get a calm, step-by-step plan that respects your timeline and helps you close with confidence.

FAQs

Is a survey required by law for Tennessee home sales?

• There is no general state requirement for a new survey in every sale, but lenders and title insurers often require one or add survey-related exceptions if none is provided.

Who typically pays for a survey in Murfreesboro transactions?

• Payment is negotiable. Buyers often pay when they want a new survey, but your purchase contract will determine responsibility.

Will a survey change my property taxes in Rutherford County?

• A survey does not directly change taxes, but if it confirms a boundary change that affects acreage or improvements, the county assessor may reassess.

How do I find a qualified surveyor in Tennessee?

• Ask your title company or trusted local professionals for referrals and verify the surveyor’s license through the Tennessee state licensing board.

Can a survey resolve a boundary dispute with a neighbor?

• A survey defines the boundary based on records and evidence. Final resolution of a dispute may require an agreement between neighbors or court action.

What is an ALTA survey and when is it needed?

• An ALTA/NSPS Land Title Survey follows national standards and is often required for complex, large-lot, or higher-value loans, or when the title company needs detail to remove exceptions.

How long does a residential boundary survey take in Rutherford County?

• Typical boundary surveys take about 1 to 2 weeks once work begins, while ALTA surveys often take 2 to 4 or more weeks.

Do county GIS maps replace a licensed survey?

• No. GIS maps are helpful for reference, but they are not a substitute for a boundary or ALTA survey performed by a Tennessee-licensed surveyor.