What Is an ALTA Survey and Who Really Needs One

If you're buying property or planning a development in Riverside, Jacksonville, FL, you may have heard of an ALTA survey. But what exactly is it and when is it truly necessary?

Riverside is one of Jacksonville’s most unique and sought-after neighborhoods. With historic homes, riverfront lots, mixed-use properties, and a variety of zoning overlays, it's a beautiful but complex place to navigate real estate. That's why understanding what an ALTA survey offers and when you need one can save you serious time, money, and legal headaches.

What Is an ALTA Survey?

An ALTA survey (short for American Land Title Association survey) is a detailed, standardized land survey that’s typically required during high-value or commercial real estate transactions. Unlike a basic boundary survey, an ALTA survey includes:

• Precise boundary lines
  
  

• Easements, encroachments, and access points
  
  

• Location of improvements (buildings, fences, utilities)
  
  

• Zoning classification and setback data
  
  

• Flood zone identification
  
  

• Rights-of-way and other legal records
  
  

It’s designed to protect all parties involved in a real estate deal—buyers, lenders, title companies, and developers—by giving a clear and comprehensive picture of the property.

Why It Matters in Riverside, Jacksonville

A Historic and Highly Detailed Neighborhood

Riverside isn’t your average neighborhood. Nestled along the St. Johns River just southwest of downtown Jacksonville, it features a blend of historic homes, commercial storefronts, riverfront condos, and infill developments. That variety makes it one of the city's most attractive areas—but also one of the most complex from a surveying perspective.

Here’s why an ALTA survey in Riverside, FL is especially valuable:

• Many properties have old or overlapping plats
  
  

• Shared driveways and alley access are common
  
  

• Historic structures may not conform to modern zoning
  
  

• Easements and underground utilities often aren’t documented clearly
  
  

• Floodplain and elevation changes near the river can affect insurance and permitting
  
  

Whether you're buying an old house near Willow branch Park or a mixed-use property close to Five Points, an ALTA survey helps uncover what you can and can’t legally do with the land.

Who Really Needs an ALTA Survey?

Not everyone needs one—but if you fall into any of the categories below in Riverside or greater Jacksonville, it’s highly recommended.

🏢 Commercial Buyers & Investors

Banks and title insurers often require ALTA surveys when financing or transferring commercial properties. With Riverside’s blend of shops, restaurants, and office spaces, these surveys help clarify ownership boundaries and access rights—especially in dense or redeveloped blocks.

🛠️ Builders & Developers

Planning a renovation or a new build? Riverside’s zoning regulations, setback requirements, and historic overlays can be a minefield. An ALTA survey ensures you're in compliance before construction begins.

🏡 High-Value Residential Buyers

“Buying a historic home near Memorial Park or along Riverside Avenue? An ALTA survey gives you peace of mind about property boundaries, encroachments, and recorded easements…” important when structures may be decades or even a century old.

🧾 Attorneys & Title Companies

Legal professionals use ALTA surveys to complete real estate closings and issue clean title insurance. In neighborhoods like Riverside, where records can be outdated or incomplete, these surveys are essential for protecting clients from future disputes.

ALTA Survey vs. Boundary Survey

Feature	ALTA Survey	Boundary Survey
National Standards	✅ Yes (ALTA/NSPS)	❌ Varies by provider
Includes Easements/Access	✅ Yes	⚠️ Sometimes
Used in Title Insurance	✅ Required	❌ Not accepted
Detail Level	🔍 High	📏 Basic
Common in Riverside Deals?	✅ Often	❌ Rarely enough

In short: a boundary survey may show where the fence is—but not who owns the right to use the alley or underground utility access behind it. An ALTA survey fills in the gaps.

Don’t Forget the River

Being right along the St. Johns River, parts of Riverside are within flood zones. Elevation data included in an ALTA survey can be used to assess flood risk or apply for a FEMA Elevation Certificate—critical if flood insurance is required or if you’re planning to build.

Some properties near the water may also face shoreline setback requirements or require environmental review. These complexities make the detailed nature of ALTA surveys even more valuable.

Final Thoughts: Is an ALTA Survey Worth It?

In neighborhoods like Riverside, where real estate is often layered with history, density, and regulation, getting an ALTA survey isn’t just a smart move it’s often essential.

Whether you're buying, building, insuring, or financing, a well-executed ALTA survey helps you move forward with confidence, knowing exactly what you own, what can be done with the property, and what’s off-limits.

Talk to a Local Expert

If you're considering a property purchase or project in Riverside, Jacksonville, it's worth speaking with a licensed local surveyor. They can assess whether you need an ALTA survey and explain what information you’ll get from it—without the pressure of a sales pitch.

Have questions about your next Riverside property? Reach out for clear, local advice that puts your best interest first.