Survey vs. Plat: What’s the Difference and Why It Matters in Real Estate?

by Mary Palma

When you’re buying, selling, or building on a property, two documents often come up: the survey and the plat. Although they may seem similar, they serve different purposes and offer distinct types of information. Understanding the difference between the two is crucial for navigating a smooth real estate transaction.

What Is a Survey?

A survey is a precise, on-site measurement of a specific property performed by a licensed land surveyor. It details the true boundaries, dimensions, and physical features of the land.

A survey typically shows:

Exact property lines and total land size
Location of any structures (like the house, shed, decks, fences, or driveways)
Any easements (for access, utilities, etc.) or encroachments
Elevation details or topography in some cases

Why it matters:
A survey confirms that the property being purchased or sold is accurately represented, helping avoid boundary disputes or title issues. Lenders often require a survey to approve a mortgage. It's also valuable when adding new structures like fences or additions.

What Is a Plat?

A plat, also known as a plat map, is a recorded, scaled map showing the division of a large parcel of land into lots. It is typically created by a developer during the subdivision process and is filed with the local county or municipality.

A plat usually includes:

Lot and block numbers within the subdivision
Dimensions and boundaries of each lot
Locations of public streets, easements, and common areas

Why it matters:
A plat gives context to how a property fits within a larger development or neighborhood. It’s especially helpful when reviewing lot locations, neighborhood layouts, or identifying shared spaces like parks and roads.

Key Differences

Scope: A survey focuses on a single property; a plat covers an entire subdivision.
Who Creates It: A survey is performed by a licensed surveyor. A plat is typically created by a land developer and approved by a local government agency.
Purpose: A survey is used to confirm legal boundaries and ensure clear title. A plat documents the official division of land and is part of the public record.

Do You Need Both?

While a plat may be helpful for understanding where your property is within a community, a survey is the more crucial document during a real estate transaction. It provides property-specific details necessary for closing and protects the buyer from boundary-related issues.

Need Help Navigating the Homebuying Process?

As a local and experienced real estate broker, I’m here to help you understand every aspect of the transaction. Whether you're buying, selling, or planning to build, feel free to reach out anytime.

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