Buying or selling land in Kimble County comes with one big question: where, exactly, are the boundaries? In a county full of ranches, creeks, and long-standing fences, a solid survey can save you time, money, and stress. You want clarity before you close, and you want confidence when you build, fence, or refinance.
In this guide, you’ll learn what a Texas land survey does, the types used most in Kimble County, how the process works, what affects timelines and cost, and how to read your survey once it arrives. You’ll also find practical steps to help you avoid delays and protect your investment. Let’s dive in.
What a land survey does in Kimble County
A land survey documents the exact location of property lines, corners, improvements, easements, rights-of-way, and physical features. In Kimble County, many tracts are rural and described by metes and bounds rather than platted lots. That means the surveyor relies on deed calls, field evidence, and historic records to mark lines.
If your land borders a creek or river, boundaries may follow meanders or shifting channels based on the deed. A survey can also include elevation data and note flood zones when needed. The key benefit is simple: a current survey by a licensed surveyor reduces closing delays and reveals issues like encroachments or unrecorded fences that might otherwise surprise you later.
Survey types you may need
Different goals call for different survey standards. Here are the most common options in Kimble County.
Boundary survey
- Locates and marks corners, shows boundary lines, and places improvements relative to those lines.
- Useful for general due diligence, fencing, and confirming acreage boundaries.
ALTA/NSPS survey
- A comprehensive standard favored in loan-based or commercial deals.
- Includes a review of title commitment exceptions, recorded easements and rights-of-way, improvements, and a surveyor certification used by title underwriters.
Mortgage or loan survey
- Lender-driven requirements that may be less detailed than ALTA. Ask your lender or title company what they require.
Topographic survey
- Maps contours, elevations, and natural or man-made features.
- Ideal for site planning, driveways, wells, and septic placement.
FEMA elevation certificate
- Establishes a structure’s elevation relative to base flood elevation for flood insurance rating and compliance.
- Often used when a property intersects a mapped flood zone.
Subdivision or plat maps
- If your land is part of a recorded subdivision, the recorded plat governs lot lines and easements.
Specialized surveys
- Easement surveys, fence location surveys, pipeline or corridor surveys, and surveys for septic or well installations.
What you should receive
- A signed survey plat and certification from a Texas Registered Professional Land Surveyor (RPLS), legal description, field notes, and often digital files.
Who can perform a survey in Texas
Only a licensed RPLS can prepare and sign a legal survey in Texas. Always verify that your surveyor holds an active Texas license. Local Hill Country experience is a plus, especially when records are older or terrain is rugged.
When to order a survey in Kimble County
- If you are financing, expect your lender or title company to require an ALTA/NSPS or lender-specific survey.
- For rural acreage or planned improvements, a boundary plus a topographic survey can save time later.
- If the tract borders water, ask the surveyor how the deed describes the water boundary and whether meanders apply.
- If the seller has an older survey, share it with your surveyor. Still, confirm whether a current survey is needed for closing.
The survey process, timeline, and cost factors
Survey projects follow a predictable path:
- Define the purpose and standard. Decide if you need a boundary, ALTA/NSPS, topographic data, or an elevation certificate.
- Hire an RPLS and share documents. Provide deeds, any prior surveys, and the title commitment if one is available.
- Records research. The surveyor reviews Kimble County Clerk records, the appraisal district parcel data, title exceptions, and any utility plats.
- Field work. Corners and monuments are located or re-set, lines are measured, and improvements and possible encroachments are noted.
- Drafting and review. The surveyor prepares the plat, legal description, and certification and coordinates with the title company or lender if needed.
- Delivery. You receive the signed survey, field notes, and any related certifications, such as an elevation certificate.
Timelines vary. A small platted lot can take days to a couple of weeks. Rural acreage, difficult access, weather, and comprehensive ALTA requests can push timelines to several weeks. Costs depend on tract size, terrain, the level of detail required, and the depth of records research. In rural Texas, quotes vary, so it is smart to request estimates from local firms.
What surveys show and do not show
- What they do: locate and mark corners, show improvements relative to boundaries, identify recorded easements and visible encroachments, and provide elevation data if requested.
- What they do not do: determine mineral ownership, resolve all legal title issues, or guarantee the absence of unrecorded claims.
Reading your survey: key items to check
When you receive the survey, review it with your agent, title company, and surveyor.
- Legal description and boundary depiction.
- Monuments found or set at each corner and any notes on missing or conflicting evidence.
- Recorded easements, rights-of-way, and title exceptions shown on the plat.
- Encroachments from or onto neighboring tracts.
- Improvements relative to setbacks and road right-of-way.
- Notes or disclaimers about conflicts or unlocated records.
Easements, access, and roads
Utility, pipeline, and private access easements can shape how you use the land. County road rights-of-way and any abandoned roads should be checked against recorded instruments. Your surveyor will map recorded easements that are provided in the title commitment and will note visible evidence they observe in the field.
Floodplain and elevation in Kimble County
Parts of Kimble County intersect FEMA flood zones. If the property or improvements are in or near a mapped flood area, ask for an elevation certificate. This can affect flood insurance premiums and may be required for closing or for future permits.
Minerals and surface rights
Mineral reservations and severed mineral estates are common in Texas. A surface survey shows boundaries on the ground, but it does not determine who owns the minerals or royalties. Mineral ownership is a title matter and requires deed and records examination.
If the survey finds an issue
Encroachments, missing corners, or conflicting deed calls can surface during field work. Coordinate with the title company and, if needed, a Texas real estate attorney to address solutions such as boundary agreements, easement agreements, corrective deeds, or additional surveying.
Where to find local records
- Kimble County Clerk: recorded deeds, plats, easements, and right-of-way documents.
- Kimble County Appraisal District: parcel maps, property sketches, and tax IDs for reference.
- Kimble County Commissioners Court or road department: questions on county roads and right-of-way.
- Texas General Land Office: state-level maps and historic land records.
- Local title companies and attorneys: title exceptions, mineral reservations, and legal interpretations.
How to choose and work with a surveyor
- Hire an RPLS with Kimble County or Hill Country experience.
- Share your deed, any prior surveys, and your title commitment.
- Ask what standard they will use, what monuments they will set, what the turnaround time is, and what the deliverables include.
Simple checklist for buyers and sellers
- Confirm what type of survey your deal requires.
- Collect deeds, old surveys, and the title commitment for your surveyor.
- Clarify goals: boundary only, ALTA, topo, or elevation certificate.
- Discuss water boundaries and floodplain if applicable.
- Review the finished survey for easements, encroachments, and notes.
- Coordinate with the title company and attorney if issues arise.
Ready to move forward?
A clear, current survey is one of the best tools you have to protect your purchase or sale in Kimble County. If you need help deciding which survey fits your deal or how to interpret the results, our team is here to guide you. With deep Hill Country experience and a dedicated ranch division, we help you plan with confidence and close without surprises. Reach out to Fredericksburg Realty to talk through your next step.
FAQs
Do I need an ALTA survey for a Kimble County home purchase?
- If you are financing, your lender or title company may require an ALTA/NSPS or lender-specific survey. Ask them early so you can order the right product and avoid delays.
How long does a rural boundary survey usually take?
- A simple platted lot can take days to 1–2 weeks. Rural acreage, rough terrain, bad weather, and more detailed requirements can extend timelines to several weeks.
Does a survey determine mineral rights in Texas?
- No. Surveys show surface boundaries and improvements. Mineral ownership is determined by deed and title examination, not by the survey.
Who keeps official plats and easements for my property?
- Recorded plats, deeds, and easements are filed with the Kimble County Clerk. Some surveys are not recorded unless attached to a recorded instrument.
What if my fence is not on the boundary line?
- Discuss the survey findings with the seller and title company. Solutions can include boundary agreements, easements, or corrective deeds. Consult a Texas real estate attorney when necessary.
