Buying or selling in Crossville and not sure if you need a land survey? You are not alone. Between rural acreage, older metes-and-bounds deeds, and lender rules, it can be hard to know what is required. In this guide, you will learn when a survey makes sense, which type to order, what it costs, and how to find a licensed Tennessee surveyor. Let’s dive in.
When a survey is needed
You may need a survey to confirm boundaries, verify setbacks, or clear title items before closing. In Crossville and across Cumberland County, surveys are common in these situations:
- Buying or selling property (especially rural parcels, acreage, or unclear deed descriptions)
- Lender requirements for a mortgage or construction loan
- Refinancing when the lender wants an updated survey
- New construction or additions that must meet city or county setbacks
- Septic system design, installation, or replacement
- Subdividing or adjusting lot lines
- Boundary disputes, fence placement, or encroachments
- Utility easements, driveway access, or right-of-way questions
Local factors matter here. Our area mixes city lots with wooded or farm parcels, and some corners are long lost. Parts of the Cumberland Plateau also include floodplains and varied terrain, so elevation and drainage data can influence building and insurance decisions.
Check local records first
Before you order a survey, pull what already exists. These offices are your starting points in Cumberland County:
- Cumberland County Register of Deeds: recorded deeds, plats, and past surveys
- Cumberland County Property Assessor/Tax Map Office: parcel IDs and tax maps
- Cumberland County Planning & Zoning: subdivision and plat filing rules
- City of Crossville Building & Codes/Planning (if inside city limits): setback and permit requirements
- Cumberland County Environmental Health (Health Department): septic permits and site evaluations
- Cumberland County Highway/Engineering: driveway permits and right-of-way details
- FEMA Map Service Center or the local floodplain manager: flood zone status and elevation certificate needs
Also review your title commitment early. Title companies sometimes list survey-related exceptions. A current survey can clarify encroachments and help remove boundary exceptions prior to closing. Requirements vary by title company and lender, so coordinate early.
Survey types explained
- Boundary Survey (Resurvey): Establishes corners and lines, shows bearings, distances, and any set monuments. This is the most common residential survey for buyers and sellers.
- Mortgage or Lender Survey: Limited scope; some lenders accept a sketch or inspection. Always confirm what your lender will accept.
- ALTA/NSPS Land Title Survey: A detailed standard common for commercial deals or when lenders/title companies require a full title survey standard.
- Topographic Survey: Adds elevations and contours to support grading, drainage, or engineered site plans.
- Construction Layout/Stakeout: Staking building corners or improvements in the field per approved plans.
- Flood Elevation Certificate: Prepared by a surveyor for properties in Special Flood Hazard Areas; lenders and insurers may require it.
- Septic/Site Evaluation Mapping: Shows septic locations and soil test points to meet environmental health rules.
For most Crossville homes, a standard boundary survey is enough. If you plan to build, work on a septic system, or your lender asks for a specific format, your surveyor will adjust the scope.
Process, timeline, and costs
Here is what to expect from start to finish:
- Share your deed, any prior plat or survey, tax parcel number, and title commitment.
- The surveyor researches deeds, plats, and title documents.
- Field work locates monuments, measures boundaries, notes improvements and encroachments.
- The surveyor prepares a stamped drawing/plat and may set permanent markers.
- Deliverables include digital and/or printed copies; recording can be requested when required.
Timeline varies by size, access, research needs, and season:
- Simple residential lots: often 1 to 2 weeks
- Rural acreage or complex research: several weeks to a month or more
- ALTA or lender-coordinated projects: about 2 to 6 weeks
Cost ranges depend on acreage, terrain, woods/brush, corner research, and deliverables:
- Small city lots: typically several hundred to low four figures
- Larger or wooded acreage: mid- to high-four figures is common
- ALTA/NSPS, topo, and complex title work cost more
Get written estimates from at least two licensed local surveyors. In a sale, who pays is negotiable. Many buyers order surveys during due diligence, though some lenders accept a recent existing survey.
Vet and hire a surveyor
In Tennessee, surveyors must be state licensed. Start with:
- Tennessee licensing board lookup for a license check
- Local Crossville/Cumberland County referrals from real estate pros, title companies, or county offices
- Professional associations for member directories
Questions to ask before you hire:
- Are you licensed in Tennessee, and what is your license number?
- Do you carry professional and general liability insurance?
- Which survey type do you recommend for my goal, and why?
- What is the scope and deliverables (digital plat, corners set, recorded plat)?
- What is the estimated timeline and fee, and what could change it?
- Can you provide recent local references?
- Will you coordinate with my title company or lender if they have requirements?
Quality checks:
- Look for a signed and stamped plat with a clear certification
- Confirm permanent markers will be set when appropriate
- Ask for a sample plat so your title company can confirm content
Crossville scenarios and tips
- Buying five wooded acres with a metes-and-bounds deed: Plan on a boundary survey. Corners may be missing, and fence lines can drift from actual lines.
- Building an addition inside city limits: You will likely need to show setbacks for permits. A recent boundary survey or site plan supports approvals.
- Septic repair or replacement: Environmental Health often requires a survey or site plan to verify layout and setbacks.
- Driveway or right-of-way questions: A survey can locate easements and the road right-of-way to avoid future disputes.
Tip: Start record checks and survey quotes early in due diligence so timing does not delay closing.
Buyer checklist
- Ask the seller for any existing survey or recorded plat
- Review your title commitment for survey exceptions
- Confirm lender requirements for a new or updated survey
- If septic is present, contact Environmental Health about permit needs
- Hire a licensed Tennessee surveyor and request written scope and fee
- Share your deed, parcel ID, prior plats, and concerns (fence, driveway, easements)
Seller checklist
- Gather prior surveys, plats, and title documents for your agent and buyers
- Consider updating a survey if boundaries or encroachments may raise concerns
- If subdividing or adjusting lines, speak with Planning & Zoning early about plats
- Provide clear access for field work and mark known corner locations if safe to do so
Final thoughts
A survey is one of the best tools to reduce risk in Crossville real estate. It can confirm what you are buying or selling, help your permit path, and resolve title questions before they become problems. If you want a calm path through a complex decision, let us be your guide.
For discreet, concierge support, connect with April Blankinship to talk through your plans and next steps.
FAQs
Do I need a survey when buying a home in Crossville?
- Not always, but it is smart for rural parcels, planned construction, septic work, or when boundaries matter. Lenders or title companies may also require one.
Will my lender require a survey in Cumberland County?
- It depends on the lender and loan type. Some require a new survey, while others accept a recent one or a limited inspection. Ask early.
How long does a land survey take near Crossville?
- Simple lots often take 1 to 2 weeks. Rural or complex jobs can take several weeks to a month or more. ALTA projects may run 2 to 6 weeks.
How much does a residential survey cost in Crossville?
- Small lots often run several hundred to low four figures. Larger or wooded acreage can reach the mid- to high-four figures. Get written quotes.
Can a survey resolve a fence or boundary issue?
- Yes. A boundary survey identifies encroachments and lines. It is often key evidence for resolving disputes or clearing title exceptions.
Do I still need a survey if there is a recorded plat?
- A recorded plat helps, but it may be old or missing monuments. Your lender or title company may still want a current or updated survey.
