When purchasing commercial real estate, many buyers focus heavily on price, income, and location.
However, one document that often becomes critically important during due diligence is the property survey.
Whether you’re purchasing retail property, office space, industrial facilities, commercial land, or investment property in the Texarkana region and surrounding four-state area, understanding what a survey reveals can help you avoid costly surprises after closing.
What Is a Commercial Property Survey?
A survey is a detailed drawing prepared by a licensed surveyor that identifies important physical and legal characteristics of a property.
Depending on the property, a survey may identify:
- Boundary lines
- Building locations
- Easements
- Access points
- Encroachments
- Utility locations
- Setback lines
- Road frontage
The survey helps verify exactly what is being purchased.
Why Surveys Matter in Commercial Transactions
Commercial properties often involve more complexity than residential properties.
A survey may reveal:
- Shared access agreements
- Utility easements
- Building encroachments
- Access limitations
- Development restrictions
These issues can directly impact future operations, development plans, and investment value.
Easements Are Common in Commercial Real Estate
Many commercial properties contain easements.
Examples include:
- Utility easements
- Access easements
- Drainage easements
- Shared ingress and egress agreements
The presence of an easement is not automatically a problem.
The key is understanding how it may affect the intended use of the property.
Commercial Land Requires Additional Attention
When purchasing vacant commercial land, surveys often become even more important.
Buyers should evaluate:
- Road frontage
- Access points
- Utility availability
- Topography
- Floodplain areas
- Development constraints
Understanding these factors early can help avoid future development challenges.
Encroachments Can Create Complications
An encroachment occurs when a structure or improvement crosses a property boundary.
Examples may include:
- Fencing
- Parking lots
- Signage
- Driveways
- Buildings
Identifying these issues before closing is often far easier than addressing them afterward.
Access Is Critical for Commercial Property
Many commercial properties depend heavily on customer, employee, or truck access.
A survey can help verify:
- Legal access rights
- Easements
- Shared drive agreements
- Road frontage
Access issues can significantly impact both property usability and future value.
Common Survey Mistakes Commercial Buyers Make
Assuming Existing Improvements Are Entirely on the Property
Surveys help confirm the actual location of improvements.
Ignoring Easements
Easements may affect future expansion plans or development potential.
Not Reviewing Survey Information During Due Diligence
Survey review should be part of every commercial property’s evaluation process.
Commercial Properties Throughout the Four-State Region
Across Northeast Texas, Southwest Arkansas, Southeast Oklahoma, and Northwest Louisiana, commercial properties vary widely in size, use, and complexity.
Surveys help investors better understand what they are purchasing and how the property may function long-term.
Final Thoughts
Commercial property surveys provide important information regarding boundaries, easements, access, development potential, and ownership rights.
Understanding survey information before closing can help investors make more informed decisions and avoid unexpected issues later.
If you’re considering purchasing commercial property in Texarkana or the surrounding four-state region:
Reach out to Realty Fanatics CRE, we can help you review surveys, evaluate due diligence items, and better understand the property before you buy.
