Thinking about buying five, twenty, or one hundred acres in Glades County? On rural land, the exact boundary, access, and any restrictions on use can make or break your plan. A current survey is the clearest way to confirm what you are actually getting, where you can build, and how you can reach the property. In this guide, you will learn which surveys matter, when to order them, what they cost, and the local steps to protect your purchase. Let’s dive in.

Why a survey matters on acreage

A proper land survey verifies your boundary lines and corner monuments so you can place fences, gates, and improvements with confidence. It also identifies easements and rights-of-way that affect access, utilities, and where you can build. On rural Florida parcels, a survey often reveals wetlands, floodplain exposure, and soils that influence septic and well locations. If you plan to finance, a lender or title company may require a specific survey product before closing.

Survey types for Glades County acreage

Boundary survey

A boundary survey locates and marks the legal boundaries of your parcel, recovers or sets corner monuments, and shows adjacent record roads. It typically lists recorded easements and encumbrances found in the surveyor’s research. This is the go-to survey when you are confirming acreage, planning a fence, or preparing to build.

ALTA/NSPS land title survey

An ALTA/NSPS survey is a comprehensive, lender-grade product often required for commercial or larger, financed land deals. It includes boundaries, improvements, recorded easements, access, and other items that can be tailored to your needs. If your lender or title company wants enhanced coverage, expect an ALTA/NSPS survey or specific ALTA table items.

Mortgage or residential location survey

This simpler drawing shows improvements relative to boundaries. It may be acceptable for small, straightforward parcels, but it is often not enough for acreage with access, easement, or title complexity. Confirm with your lender or title company before relying on this option.

Topographic or site survey

A topo or site survey shows elevations, contours, water features, and visible site conditions. It is useful for evaluating floodplain impacts, driveway design, and selecting a building pad. If you need septic or drainage planning, a topo survey can save time.

Elevation certificate

An elevation certificate documents the elevation of the lowest floor and other key points relative to the base flood elevation. It is often needed for flood insurance or to understand FEMA floodplain impacts for building or insurance decisions.

Improvement location certificate (ILC)

An ILC is a less formal product that places improvements relative to lot lines without full research or monumentation. Title companies and lenders may not accept it for acreage. Ask your surveyor whether a boundary survey is the safer choice.

Wetland delineation (separate discipline)

Wetland delineation is typically performed by qualified wetland professionals, not by a surveyor. The delineation map is often tied to your survey for permitting. This is common on rural Florida parcels where wetlands can limit usable acreage and development.

Easements, legal descriptions, and title impacts

Legal descriptions in Florida

Acreage parcels often use metes-and-bounds legal descriptions. Others rely on recorded plats or section, township, and range references. A survey ties that description to physical monuments on the ground, which helps resolve issues when older descriptions are vague or based on landmarks that no longer exist.

Common easements and why they matter

• Utility easements allow power, communication, or water lines within a defined area and can restrict building or tree removal there.
• Access easements for ingress and egress are essential if the parcel is landlocked or serviced by private roads.
• Conservation or deed restriction easements may permanently limit certain uses and can affect usable acreage.
• Road rights-of-way and abandoned roads influence fence placement and driveway design.
• Prescriptive easements can arise from long-term use and may require legal review.

Title commitments and survey exceptions

Title commitments list easements and exceptions that run with the land. A survey helps confirm the existence and location of these items or shows they are not present on the ground. Lenders and title companies may require a survey that shows no unrecorded encroachments or that clearly identifies them for exceptions.

Usable vs. gross acreage and fence lines

Wetlands, flood zones, and easements can reduce your usable acreage compared to what is shown on tax records. A boundary survey also helps confirm whether existing fences, gates, and improvements are inside your parcel. This prevents disputes and costly changes after closing.

How to order a survey in Glades County

When to order

Order your survey as a contract contingency so you can review the results before closing. If the land is remote, has uncertain access, or raises easement or wetland questions, order as soon as your contract is signed. Extra lead time helps you resolve issues without delaying closing.

What your surveyor will do

A Florida-licensed Professional Surveyor and Mapper performs records research, field work, and drafting. They will check county records, recorded plats and easements, and other documents that define title. In the field, they locate or set corner monuments, measure boundaries, and map visible improvements, roads, wells, septic, and signs of easements.

Your role and what to provide

Provide the purchase contract, current deed and legal description, any prior surveys, and the title commitment if available. Share any known easements, plats, or historical records you or the seller have. The more information you provide, the fewer surprises and the more accurate your timeline estimate.

Typical timeline

• Small, straightforward acreage with good records often takes 1 to 3 weeks from order to delivery.
• Larger or remote parcels, limited monumentation, heavy brush, or added services like topo, ALTA, or wetland coordination often take 3 to 8 weeks or longer.
• Delays can arise from hard-to-find monuments, complex title history, seasonal access, or lender and title review cycles.

Where to check local records

Key offices include the Glades County Clerk of Circuit Court and County Comptroller, the Glades County Property Appraiser, and the Glades County Planning and Zoning or Building Department. You may also reference FEMA flood information, the local Health Department for septic and well matters, and soils data through the USDA NRCS. Contact the county for current department points of contact and procedures.

Costs and what drives them

Key cost drivers

• Total acreage and the shape of the parcel
• Vegetation, terrain, and access conditions
• Number and condition of corner monuments
• Complexity of title research, older descriptions, and multiple prior surveys
• Added deliverables such as topo, ALTA/NSPS certification, elevation certificates, and CAD files
• Travel time for remote locations in Glades County
• Lender or title company requirements

Typical price ranges

For small, straightforward boundary surveys, costs may range from several hundred to a few thousand dollars. Larger rural acreage surveys commonly run several thousand dollars, with complex projects costing more. Always request written quotes that spell out the scope and deliverables.

How to compare quotes

Ask each surveyor to confirm license status and insurance, the exact deliverables included, the schedule, and any travel fees. Clarify whether they will set or replace monuments and what materials they use. If an ALTA or topo is required, make sure those items are clearly listed.

Floodplain, wetlands, septic, and access

Many Florida parcels are subject to FEMA floodplain maps that can affect insurance and building decisions. Elevation certificates are often used to determine flood insurance needs or to document the relationship to base flood elevation. Wetlands are common on rural acreage and may require a formal delineation by qualified professionals before you plan driveways, pads, or ponds. Septic and well feasibility often depends on soils and setbacks, so surveys that include topographic data can support permits and site design.

Access is a core issue for acreage in Glades County. Confirm whether the road is county maintained, private, or accessed by a recorded easement. Physical access is not the same as legal access, so make sure the survey and title records align.

Buyer checklist and questions for your surveyor

• Are you licensed in Florida, and do you carry professional liability insurance?
• Do you have experience with rural acreage surveys in Glades County or nearby counties?
• Can you deliver an ALTA/NSPS survey and specific table items if my lender requires them?
• Which records will you check, including Clerk, Property Appraiser, plats, and title commitments?
• Will you set or replace corner monuments, and what materials will you use?
• What is included in the deliverable, such as sealed paper copies, PDFs, CAD files, a research list, and updated legal descriptions?
• What is the estimated timeline and total cost, including any travel or mobilization charges?
• Do you coordinate with wetland professionals, engineers, or septic designers if needed, and can you recommend local contacts?
• How do you handle discovered easements, encroachments, or discrepancies with the deed?

Sample timeline and contract tips

• Before making an offer: review parcel maps, flood maps, and any prior surveys or seller disclosures you can obtain.
• At contract: include a survey contingency with enough time to order, complete, and review the survey.
• After contract: order the survey promptly and provide the deed and title commitment when available.
• Before closing: review for easements, access, encroachments, and usable acreage questions, then negotiate remedies if issues arise.

Example clause to discuss with your agent and legal counsel: “Buyer’s right to obtain, at Buyer’s expense, a boundary or ALTA survey within [x] days. If the survey discloses material encroachment, lack of legal access, or other defects that materially affect use, Buyer may terminate or request Seller cure.” Consult an attorney for exact language.

Work with a local partner

When you buy acreage in Glades County, the right survey at the right time protects your money and your plans. A local team can help you draft the right contingencies, connect you with Florida-licensed surveyors, and coordinate with title and lenders. If wetlands, floodplain, or access concerns pop up, you want clear answers before closing.

If you are exploring acreage in Glades County, let Red Gator Real Estate guide the process. Reach out to John Rickards to schedule a Free Consultation and get connected with trusted local surveyors and resources.

FAQs

What survey do I need for a 20-acre parcel in Glades County?

• Most buyers start with a boundary survey to confirm lines, corners, and easements, then add topo, elevation certificates, or ALTA items if required by use, lender, or site conditions.

How long do land surveys take for rural acreage?

• Straightforward parcels can finish in 1 to 3 weeks, while larger or complex surveys with topo, ALTA items, or access issues can take 3 to 8 weeks or longer.

Do I need an ALTA/NSPS survey for agricultural land?

• You need ALTA/NSPS when your lender or title company requires it or when you want enhanced detail and standardized certification for title insurance endorsements.

How do I confirm legal access to a landlocked parcel?

• Ask the surveyor and title company to verify recorded access easements or rights-of-way and show them on the survey; physical paths without recorded rights may not be sufficient.

What is an elevation certificate and when is it needed?

• An elevation certificate documents structure elevations relative to base flood elevation and is often required for flood insurance or to evaluate floodplain impacts on building plans.