Sell a Land Note With No Survey in Texas — Is It Possible?

If you hold a Texas land note and realize there was never a survey done on the property — or the survey has been lost — you might wonder whether selling the note is even possible. The short answer is yes, you can sell a land note with no survey in Texas, but the absence of a survey creates complications that affect the note's value, the buyer pool, and the transaction process. A survey is one of the foundational documents in any real estate transaction, and its absence introduces uncertainty about the property's exact boundaries, acreage, easements, and encroachments that makes both note buyers and title companies uncomfortable. Understanding how the lack of a survey affects your note and what you can do about it will help you navigate this situation and get the best possible outcome.

The reality is that many Texas land notes — particularly older notes on rural properties — were created without a current survey. In the traditional Texas land market, particularly for smaller rural parcels, owner-financed deals were often closed informally, with minimal documentation beyond a promissory note, a deed or contract for deed, and a handshake. Surveys were considered optional by many sellers and buyers, especially for properties that had well-known boundaries marked by fences, roads, or natural features. While this informal approach has become less common as the market has professionalized, the legacy of survey-less transactions lives on in the form of thousands of existing notes that lack this important document.

This guide will explain why surveys matter to note buyers, how the absence of a survey affects your note's value, what alternatives exist, and how an experienced Texas note buyer like Longhorn Note Buyers handles notes without surveys. If you are holding a note with no survey and wondering about your options, this article will give you the practical information you need to move forward.

Why Surveys Matter for Texas Land Notes

What a Survey Tells You

A survey is a professional measurement and mapping of a property's boundaries, conducted by a licensed surveyor. It identifies the exact location and dimensions of the property, the total acreage, the location of any easements or rights of way, the presence of encroachments (structures or features that cross the property line), the relationship of the property to adjacent parcels, and any other physical features that affect the property's boundaries or use. For a note buyer evaluating a Texas land note, the survey provides essential information about what the collateral actually is — not what someone thinks it is, but what it has been professionally measured and confirmed to be.

The importance of a survey increases with certain property characteristics. For large rural parcels where boundary lines may not be obvious, a survey is critical for confirming acreage and identifying potential boundary disputes. For properties with unusual shapes, multiple access points, or shared boundaries with state or federal land, a survey reveals complexities that might not be apparent from a deed description alone. For properties where improvements such as homes, barns, or fences have been built near boundary lines, a survey identifies potential encroachment issues that could affect the property's value or usability. In each of these scenarios, the absence of a survey introduces uncertainty that a note buyer must account for in their pricing.

How Note Buyers Use Survey Information

When evaluating a Texas land note, a note buyer uses the survey (along with the deed, title search, and property valuation) to confirm the identity and characteristics of the collateral. The buyer wants to know that the property described in the deed of trust matches the physical reality on the ground — that the acreage is correct, the boundaries are clear, and there are no encroachments or easement issues that could affect value or enforceability. Without a survey, the buyer is relying on the legal description in the deed, county records, and aerial imagery — all of which provide some information but none of which offers the precision and reliability of a professional survey.

The practical impact of this uncertainty is that the buyer applies a risk premium to account for what they do not know. If the survey would confirm that the property is exactly as described, the premium is unnecessary. But without the survey, the buyer must protect against the possibility that the property is smaller than described, that boundaries are disputed, that easements exist that are not apparent from the deed, or that improvements encroach on neighboring property. Each of these possibilities reduces the effective value of the collateral and therefore the amount the buyer is willing to pay for the note.

How the Absence of a Survey Affects Note Value

The Discount for Missing Surveys

The discount applied to a note without a survey varies depending on the specific circumstances. For a note on a small, well-defined lot in a platted subdivision — where the lot boundaries are established by the subdivision plat recorded in the county records — the absence of a survey has minimal impact because the plat serves a similar function. For a note on a large rural tract where the boundaries are described only by metes and bounds in the deed, the absence of a survey has a more significant impact because the uncertainty about exact boundaries and acreage is greater. In general, the discount for a missing survey ranges from a modest additional reduction of a few percentage points to a more significant discount of 5 to 10 percent or more of the note's value, depending on the property's size, location, and the quality of other available documentation.

When the Absence Matters Most

The absence of a survey matters most in situations where boundary uncertainty creates meaningful risk. Large rural parcels with metes-and-bounds descriptions are the highest-risk category because the potential for boundary discrepancies is greatest. Properties adjacent to government land, water features, or roads — where encroachment or boundary disputes are more likely — also warrant greater concern. Properties where improvements have been made near the perceived boundary lines raise questions about encroachments that a survey would resolve. And properties involved in or at risk of boundary disputes with neighbors are particularly problematic without a survey, because the lack of professional boundary documentation weakens the property owner's position in any dispute. For a deeper understanding of how various factors affect note pricing, our article on what determines note value in Texas provides comprehensive context.

When the Absence Matters Less

Conversely, there are situations where the absence of a survey has minimal impact on note value. Properties in platted subdivisions, where lot boundaries are established by a recorded plat map, have sufficient boundary documentation even without an individual lot survey. Small properties in established areas with well-defined physical boundaries — fences, roads, walls — present minimal boundary uncertainty. Properties that have been owned and used for decades without any boundary disputes suggest that the boundaries are well-established by practical use, reducing the need for a survey to confirm them. In these lower-risk scenarios, an experienced note buyer may apply little or no additional discount for the missing survey, particularly if other documentation (the deed description, county records, aerial imagery) provides sufficient clarity about the property's characteristics.

Options for Note Holders Without a Survey

Getting a Survey Before Selling

The most direct solution is to commission a survey before putting your note on the market. A survey of rural Texas land typically costs between 1,000 and 5,000 dollars, depending on the property's size, location, and complexity. While this is a meaningful expense, it can pay for itself through a higher note sale price if the survey confirms the property's boundaries and removes the uncertainty premium from the buyer's evaluation. The decision to get a survey depends on whether the expected improvement in the note's sale price exceeds the cost of the survey — a calculation that an experienced note buyer can help you estimate before you commit to the expense.

If you decide to commission a survey, use a licensed Texas surveyor who is experienced with the type of property in your county. The survey should be a boundary survey that identifies all corners, lines, easements, and encroachments, and it should be prepared in a format that is acceptable to title companies and note buyers. Having the surveyor provide a plat or map along with their written description gives the note buyer a complete picture of the collateral and eliminates the uncertainty that would otherwise reduce your note's value.

Using Alternative Documentation

If getting a new survey is not practical — because of cost, time constraints, or the property's remote location — alternative documentation can partially address the buyer's concerns. A title search that confirms the legal description and identifies any recorded easements provides important boundary context. County appraisal district records that show the property's acreage and boundaries provide a government-assessed view of the property. Aerial imagery from county GIS systems or online mapping services shows the physical boundaries as they exist on the ground. And a copy of any older survey that was done at some point in the property's history, even if it is decades old, provides a professional measurement that is better than no measurement at all. Assembling these alternative documents gives the buyer additional confidence and can reduce the discount they apply for the missing current survey.

Selling As-Is to an Experienced Buyer

The third option is to sell the note as-is, without a survey, to an experienced buyer who is comfortable evaluating and purchasing notes with incomplete documentation. Longhorn Note Buyers, with over $46 million in Texas notes purchased since 2007, has extensive experience with notes that lack surveys. Their deep knowledge of the Texas land market allows them to evaluate properties using county records, aerial imagery, comparable sales data, and other available information, often without requiring a new survey. While the absence of a survey may still affect the price, an experienced buyer's evaluation will be more accurate and fair than a buyer who is unfamiliar with the property type and applies a blanket risk premium to cover their uncertainty. For note holders who want to sell quickly without the expense and delay of commissioning a survey, working with an experienced buyer like Longhorn is often the most practical path.

The Legal Perspective: Notes and Deeds Without Surveys

Is a Note Without a Survey Legally Enforceable?

Yes, a promissory note and deed of trust are legally enforceable documents regardless of whether a survey exists. The legal description in the deed of trust — which may be a metes-and-bounds description, a lot-and-block reference to a recorded plat, or a description by reference to a prior deed — establishes the property that secures the note. The absence of a survey does not affect the legal enforceability of the note or the deed of trust. If the borrower defaults, you can foreclose based on the deed of trust's legal description without having a survey. The survey is a practical tool for confirming what the legal description means in physical terms, but it is not a legal prerequisite for the note or deed of trust to be valid and enforceable.

Potential Issues with Legal Descriptions

While the note is enforceable without a survey, problems can arise if the legal description in the deed of trust is inaccurate, ambiguous, or incomplete. A metes-and-bounds description with errors — incorrect bearings, distances, or reference points — can create uncertainty about exactly what property is encumbered by the deed of trust. A description that references a prior deed, which in turn references an even earlier deed, can create a chain of description dependencies that may contain errors. These issues are relatively rare but are more likely to surface in older transactions, informal deals, or transactions involving irregularly shaped parcels. A survey would identify and resolve these issues, which is one more reason why having a survey adds value. If you suspect your deed of trust may have a legal description issue, a Texas real estate attorney can review the description and advise you on whether corrective action is needed. Our guide on documents needed to sell a land note discusses the importance of clean documentation.

What Note Buyers Care About Beyond the Survey

The Complete Documentation Package

While the survey is important, it is only one piece of the documentation package that note buyers evaluate. The other key documents — the original promissory note, the deed of trust, the payment history, the title search, and any modifications or amendments — all contribute to the buyer's assessment of the note's quality and risk. A note with excellent documentation in every other area but no survey is significantly more attractive than a note that is missing the survey along with several other documents. If you cannot provide a survey, making sure your other documentation is as complete and well-organized as possible can partially offset the survey's absence and support a better price.

Property Characteristics That Reduce Survey Dependency

Certain property characteristics reduce the buyer's reliance on a survey and can mitigate the pricing impact of its absence. Properties in platted subdivisions have boundary documentation built into the plat. Properties with fenced boundaries have physical evidence of where the property lines are. Properties that have been appraised by the county with consistent acreage figures across multiple years have government-supported acreage confirmation. Properties with title insurance policies — even older policies — provide a level of boundary assurance that partially substitutes for a survey. Highlighting these characteristics when presenting your note to a buyer helps them evaluate the property more confidently and can support better pricing.

Ready to Sell Your Note?

If you hold a Texas land note without a survey and want to know what it is worth, Longhorn Note Buyers can provide a fair, informed evaluation within 24 hours. With over $46 million in Texas notes purchased — including many notes on properties without surveys — and a 100 percent close rate on every deal quoted, Longhorn has the experience to evaluate your note accurately based on available documentation and their deep knowledge of the Texas land market. Founded by Nick McFadin — buying notes since 1983 — and partnered with Sandy McFadin since 2013, Longhorn Note Buyers is based in San Antonio and works exclusively in Texas. Call (210) 828-3573 or visit longhornnotebuyers.com today. Whether you have a survey or not, Longhorn can help you understand your note's value and explore your options for converting it to cash.

Frequently Asked Questions

Will a note buyer refuse to buy my note if there is no survey?

Most experienced Texas note buyers will not refuse to purchase a note solely because there is no survey. They will evaluate the note based on all available information — the legal description, county records, aerial imagery, title search, and their knowledge of the local market — and provide a quote that reflects any additional risk associated with the missing survey. The quote may be lower than it would be with a survey, but a reputable buyer will not turn away a viable note over a single missing document. Less experienced buyers or institutional buyers with rigid documentation requirements may be more reluctant, which is another reason to work with a buyer who has deep Texas land note experience.

How much does a survey cost in Texas?

Survey costs in Texas vary widely depending on the property's size, location, terrain, and complexity. A simple boundary survey on a small lot in a platted subdivision might cost 500 to 1,500 dollars. A boundary survey on a larger rural tract might cost 2,000 to 5,000 dollars or more. Properties in remote areas, heavily wooded areas, or areas with complex boundary configurations will be at the higher end of the range. Getting quotes from two or three licensed surveyors in the property's area gives you a realistic cost estimate. Compare the survey cost against the expected improvement in your note's sale price to determine whether commissioning a survey makes financial sense.

Can I use an old survey instead of getting a new one?

An older survey is better than no survey at all, and many note buyers will accept a survey that is several years old as useful reference documentation. However, the older the survey, the less reliable it may be — property conditions change, markers disappear, and surveying technology has improved significantly over the decades. A survey that is 5 to 10 years old is generally still useful. A survey that is 20 or more years old provides some value but may not satisfy a buyer's need for current boundary confirmation. If you have an old survey, include it in your documentation package — it will help the buyer evaluate the property even if they ultimately want a more current survey.

Does the type of property affect how much the missing survey impacts my note's value?

Absolutely. For properties in platted subdivisions with clearly defined lot boundaries, the missing survey has minimal impact because the plat provides sufficient boundary documentation. For large rural tracts with metes-and-bounds descriptions and no obvious physical boundaries, the missing survey has a more significant impact because the uncertainty about exact boundaries and acreage is greater. The more ambiguous the property's boundaries are without a survey, the larger the discount a buyer will apply. Properties with well-established physical boundaries — fences, walls, roads — fall somewhere in between, as the physical features provide some boundary evidence even without a formal survey.

Should I get a survey before selling my note or let the buyer handle it?

This depends on the cost-benefit analysis for your specific situation. If the survey cost is modest relative to the expected improvement in your note's sale price, getting the survey before selling is a good investment. If the survey would be expensive — perhaps because the property is large, remote, or complex — and the expected price improvement is uncertain, selling the note as-is and letting the buyer decide whether to commission a survey may be the more practical approach. Getting a quote from an experienced buyer like Longhorn Note Buyers both with and without a survey in hand can help you determine which approach produces the better net outcome for your specific situation.