Reading Plats and Surveys for San Antonio Land

Have you ever stared at a survey or plat and felt lost in the bearings, easements, and symbols? You are not alone. If you are buying or building on land in San Antonio or anywhere in Bexar County, reading these maps correctly can save you time, money, and stress. This guide shows you how to decode plats and surveys, spot the issues that affect buildability, and know where to verify records locally. Let’s dive in.

Plats vs. surveys: what you are reading

Subdivision plats and property surveys serve different purposes, and you typically need both to make a confident decision.

Subdivision plats

A plat is a recorded map that lays out lots, blocks, streets, rights-of-way, and easements in a subdivision. It is regulatory, which means it shows what the City of San Antonio or Bexar County approved. You use plats to confirm lot dimensions, building setback lines, public utility easements, and any recorded restrictions noted on the face of the map. Recorded plats are kept with the Bexar County Clerk, and the City of San Antonio Development Services handles plat approvals inside city limits.

Property surveys

A survey is prepared by a licensed professional land surveyor and shows the property as measured in the field. You will see bearings and distances, monuments found or set, improvements like fences or driveways, easements, and notes that reference recorded documents. Common types include boundary surveys, ALTA/NSPS surveys for commercial transactions, mortgage or short form surveys, and topographic surveys for planning.

Deeds and restrictive covenants

Deeds contain the legal description that actually transfers the land. Restrictive covenants or CCRs can add rules beyond the plat, such as architectural or use limits. Always review the deed and any covenants alongside the plat and survey so your build plan matches the recorded reality.

Legal descriptions and metes-and-bounds

The legal description ties your parcel to title and is the authoritative boundary description.

Start at the Point of Beginning

Look for the Point of Beginning (POB) on the survey or in the field notes. The POB anchors the rest of the description. From there, the description runs through a sequence of courses that eventually close back to the beginning.

Bearings and distances

Each course lists a bearing and a distance, typically in a compass-quarter format like N 23°45'30" E and a distance in feet. As you read each course, trace it on the map. Check the Basis of Bearings note to see what the surveyor used for orientation, such as a prior plat, a deed, or a coordinate system.

Curves and curve data

Curves appear along streets or rounded corners. They are described by radius, arc length, chord bearing, and chord distance. The curve table should let you reconstruct the curve if needed.

Monuments, benchmarks, and notes

Physical markers and surveyor notes help you gauge the reliability and scope of the survey.

Found vs. set monuments

Monuments can be iron rods, pins, pipes, or concrete markers. They are shown as FND when found and SET when the surveyor placed them. A boundary with missing or unclear monuments is a red flag and may need further investigation.

Benchmarks and elevations

If you see BM or FFE notes, you are looking at benchmark elevations or finished floor elevations. These matter when grading, drainage, or floodplain compliance is part of the plan.

Surveyor’s certificate and legend

Look for the signed and sealed certificate from the surveyor. It should reference the standards followed and the date of the survey. The legend decodes abbreviations like R.O.W., P.U.E., D.E., B.S.L., C/L, POB, IRF, and IPS so you can read symbols correctly.

Easements and setbacks: where you can and cannot build

Easements and building setbacks are often the biggest limit on your usable footprint. Read them closely.

Utility easements

Public utility easements are labeled P.U.E., U.E., or PUE and typically run along lot lines. Widths often range from 10 to 20 feet in this region, but you must confirm the width shown on the plat or survey. Permanent structures are usually prohibited within the easement.

Drainage easements and flood constraints

Drainage easements, detention areas, and channels are labeled D.E. or similar. These protect stormwater flow or detention and can limit fences, pools, or grading. If the property intersects FEMA flood zones or mapped county floodplains, your build may require elevation, mitigation, or could be infeasible without significant work.

Access and right-of-way

A right-of-way or R.O.W. is public land for streets and utilities. Lots may also have private access easements labeled ingress-egress. Confirm whether the lot has public street frontage or relies on a private access easement, and check any notes about future widening or reserved dedications.

Building setback lines vs. zoning setbacks

A plat may show Building Setback Lines (B.S.L.) such as a 20-foot front setback. Inside San Antonio city limits, zoning and the Unified Development Code can impose additional setbacks. The controlling rule is usually the most restrictive of the plat, zoning, or recorded covenants.

Spotting encroachments and conflicts

Encroachments can derail a build timeline if you catch them late.

Improvements that cross lines

Surveys should show houses, fences, sheds, driveways, and pools. If any improvement crosses into an easement, setback, or a neighbor’s property, you need a plan. Options could include relocation, a variance, or a formal agreement, depending on what the survey and title show.

Plat vs. deed mismatches

Most subdivision lots use a lot and block description that references a recorded plat. If a deed uses metes-and-bounds that do not match the plat, a surveyor and title attorney may need to reconcile the difference. Resolve conflicts early to avoid closing delays.

Where to verify records in San Antonio and Bexar County

You can confirm most map details with a short list of local sources.

Core offices and online maps

• Bexar County Clerk for recorded plats, deeds, easements, and covenants.
• Bexar County Appraisal District for parcel data, acreage, and legal description references.
• Bexar County GIS and Flood Control for parcel boundaries and floodplain overlays.
• City of San Antonio Development Services for plat approvals, zoning maps, and Unified Development Code standards inside city limits.

Standards and flood data

• Texas Board of Professional Land Surveying and the Texas Society of Professional Surveyors for surveyor standards and licensing verification.
• FEMA Flood Map Service Center and the Bexar County Floodplain Administrator for flood insurance rate maps and regulatory elevations.

Utilities and service confirmations

• Utility providers such as CPS Energy, SAWS, and telecom providers for service availability and easement requirements.

A simple, local reading workflow

Follow this practical sequence when reviewing a survey or plat for a San Antonio area property:

1. Read the surveyor’s certificate, date, and basis of bearings. Confirm the scope and standards.
2. Find the POB and trace each course by bearing and distance. Check curves against the curve table.
3. Identify monuments labeled FND or SET and note any missing monumentation.
4. Mark every easement by type, width, and beneficiary. Separate utility from drainage and access.
5. Outline the building setback lines on the plat and compare to current zoning setbacks.
6. Scan for encroachments and verify any notes that reference recorded instruments by document number.
7. Cross-check floodplain overlays and drainage easements against county and FEMA resources.
8. Confirm access: public R.O.W. frontage or private ingress-egress easement, and any reserved widening.

Compare lots with a buildability checklist

When you are choosing between parcels, use the same set of documents and metrics for each one.

Documents to obtain

• Recorded plat, if in a subdivision.
• Recorded deed and any covenants or restrictions.
• Current boundary or ALTA survey with notes and legend.
• Title commitment with exceptions and referenced instruments.
• BCAD parcel report and county GIS parcel map with flood overlays.

Quick comparison items

• Gross acreage vs. net buildable area after subtracting known easements, setbacks, and R.O.W.
• Type and width of easements, and whether they cut through your likely building area.
• Front, side, and rear setbacks from the plat and any applicable zoning.
• Presence of drainage or FEMA flood zones and any required detention areas.
• Utility access: locations of water, sewer, electric, gas, and the status of taps or extensions.
• Access type: public street frontage versus private ingress-egress easement.
• Topography and slopes from a topo survey or site visit.
• Any encroachments or improvements that violate setbacks or easements.
• Recorded restrictions or HOA covenants that affect building footprints or use.

A simple planning formula

To estimate net buildable percentage, use: (lot area − sum of easement areas − required setback area) divided by lot area. This gives you a rough sense of yield before you invest in detailed design.

Common pitfalls and red flags

Save time by watching for these recurring issues in Bexar County.

• Relying on outdated or missing surveys. A seller’s old survey might not show current easements, improvements, or flood updates.
• Unrecorded access or utility rights. Ask the title company and utility providers to confirm recorded easements and service details.
• Conflicts between plat and deed. Resolve mismatches with a surveyor and title counsel before you finalize your contract.
• Encroachments into easements or setbacks. These can trigger costly remedies or delay permits.
• Floodplain and drainage constraints. Building in regulated zones can require elevation or mitigation that changes your budget.
• Future dedications or widening. Read plat notes for any reserved R.O.W. or reconfiguration language.

Next steps and who to hire

The right professionals help you move from uncertainty to clear action.

Licensed land surveyor

Hire a Texas-licensed surveyor for a current boundary or ALTA survey, and request topographic data if slopes or drainage will matter. Make sure the survey is sealed, includes a clear legend, shows all improvements and easements, and lists referenced recorded instruments.

Title company and real estate attorney

Order a title commitment and review the exceptions. Match each referenced document to what appears on the survey and plat. Ask counsel to advise on covenants, encroachments, or access issues.

Civil engineer or site planner

If the site has floodplain, drainage, or slope constraints, a civil engineer can test buildable area, driveway grades, and detention needs. This early feasibility prevents surprises during permitting.

City or county planning staff

Confirm whether the property is inside San Antonio city limits. Then verify plat approvals, any vacations or replats, and applicable setback or land use rules for the zoning district.

Bringing it all together

Reading surveys and plats in San Antonio is a practical skill. When you understand bearings, monuments, easements, setbacks, and flood constraints, you can quickly size up buildability and risk. Pair a current, certified survey with a title commitment and the recorded plat, then verify the rest through county, city, and utility sources.

If you want a second set of eyes or a turnkey path from feasibility through entitlement, our integrated team can help coordinate survey, engineering, and documentation to keep your project moving. For a focused review of your parcel and a clear action plan, reach out to Land Homes Texas.

FAQs

What is the difference between a plat and a survey in San Antonio?

• A plat is a recorded subdivision map approved by the city or county, while a survey is a field-measured map prepared by a licensed surveyor that shows your exact boundaries, improvements, and easements.

How do I find easements on a Bexar County property?

• Check the survey for labeled easements and widths, read notes that reference recorded instruments, and verify documents with the Bexar County Clerk and your title commitment.

Do plat setbacks override zoning in San Antonio city limits?

• Use the most restrictive rule that applies; compare the plat’s building setback lines with the city’s Unified Development Code and any recorded covenants.

How can I tell if a lot is in a floodplain in Bexar County?

• Review the survey for flood notes and overlay the parcel on county GIS and FEMA flood maps, then confirm limits with the Bexar County Floodplain Administrator if needed.

When do I need an ALTA/NSPS survey instead of a basic boundary survey?

• Choose ALTA/NSPS when a lender or insurer requires a higher level of detail, or when commercial or complex parcels demand comprehensive title and improvement data.

Where do I verify a recorded plat or deed for a San Antonio property?

• Start with the Bexar County Clerk for recorded plats and deeds, then cross-check parcel data and legal descriptions with the Bexar County Appraisal District.

How do I estimate buildable area from my survey?

• Subtract the area of easements, setbacks, and right-of-way from the total lot area to estimate net buildable percentage, then confirm with a surveyor or civil engineer before design.