Buying a home or vacant land in Northern Michigan is one of the largest investments you'll ever make. Whether you're purchasing a waterfront cottage, a village home, or acreage in the countryside, it's important to know exactly what you're buying—including where your property begins and ends.
Many buyers assume existing fences, driveways, landscaping, or even tree lines accurately mark the property boundaries. Unfortunately, that's not always the case.
While a property survey isn't required for every transaction, it can provide valuable information and uncover issues before they become your responsibility.
What Can a Property Survey Reveal?
A licensed survey can identify:
- Property boundaries
- Easements affecting the property
- Encroachments from neighboring improvements
- Driveway or access issues
- Potential conflicts with future additions or outbuildings
Having this information before closing allows buyers to make informed decisions and avoid unexpected surprises after they take ownership.
A Real-World Example
Our friends at Access Title Agency, one of our preferred title partners, recently shared a story that illustrates why a property survey can sometimes be one of the smartest investments a buyer makes.
A homebuyer chose to spend approximately $550 on a professional boundary survey before closing, even though it wasn't required by their lender.
The licensed surveyor discovered that a neighboring concrete driveway and privacy fence extended roughly 2½ feet onto the property being purchased. Without the survey, the buyer would have unknowingly inherited the boundary issue—and the responsibility for resolving it after closing.
Because the encroachment was discovered before closing, the buyer negotiated a $7,500 reduction in the purchase price to help offset the future cost of resolving the issue. A relatively small investment in a survey ultimately saved thousands of dollars and prevented a significant complication.
Why Surveys Matter in Northern Michigan
Property surveys can be especially valuable throughout Leelanau County and Northern Michigan, where many properties include:
- Waterfront frontage
- Large wooded parcels
- Shared driveways
- Older subdivision lots
- Rural acreage with limited visible boundary markers
Even long-standing fences, sheds, docks, or landscaping may not reflect the legal property lines.
Is a Survey Right for Every Purchase?
Not necessarily.
Many real estate transactions close successfully without a new survey. However, if you're purchasing waterfront property, vacant land, acreage, or a home where boundary locations could affect your future plans, a survey may provide valuable peace of mind.
Your real estate professional can help you determine whether it's appropriate based on the specific property and transaction.
Protect Your Investment
A property purchase is too important to rely on assumptions. Taking the time to understand the boundaries, easements, and legal characteristics of a property before closing can help protect your investment and prevent costly surprises later.
At Schaub Team Premier Realty, we believe informed buyers make confident decisions. If you're considering buying property in Leelanau County or surrounding communities, we're happy to help you understand the questions worth asking before you close.
