ALTA/NSPS Land Title Surveys in Hialeah

Professional alta/nsps land title surveys for Hialeah properties in Miami-Dade County. Serving neighborhoods including Hialeah Gardens border, Downtown Hialeah, Hialeah Park district with licensed Florida PSM surveyors.

Get Free Quote Call +1 305 216 6944

How much does an alta/nsps land title surveys cost in Hialeah?

ALTA/NSPS Land Title Surveys in Hialeah are quoted per project, not from a rate card — the price is set by boundary research, fieldwork, recovery or establishment of the applicable property corners, marking the accessible corners, and preparation of a signed and sealed survey. Published Florida government contracts for 2024–2026 put a two-person survey crew at $130–$281 per hour and a licensed surveyor at $136–$383 per hour; what your Miami-Dade County project needs of those hours is what sets the figure. Apex Surveying & Mapping provides licensed PSM surveyors with local expertise in Miami-Dade County regulations and property records — send us the address and we'll quote it.

$130–$281 per hour Florida two-person survey crew, market rate · Source: negotiated rates in Florida city, county, special-district and FDOT contracts, 2024–2026

ALTA/NSPS surveys follow the 2026 Minimum Standard Detail Requirements, effective February 23, 2026, which superseded the 2021 standard. Each of the optional Table A items adds specific scope — commercial lenders typically require items 1, 2, 3, 4, 6a, 8, 11a, and 19 for Florida transactions.

— Licensed PSM Surveyor, Apex Surveying & Mapping

How Does ALTA/NSPS Land Title Surveys Compare to Other Survey Types?

Comparison of survey types, pricing, turnaround, and best use cases in Hialeah
Survey Type Turnaround Best For
Boundary Survey 3–7 days Property lines, fences, disputes
ALTA/NSPS Survey ✓ 2–4 weeks Commercial real estate transactions
Topographic Survey 1–2 weeks Site design, grading plans
Construction Staking 1–3 days Building layout, foundations
Elevation Certificate 3–5 days Flood insurance, FEMA compliance
As-Built Survey 3–7 days Permit closeouts, renovations
Subdivision Platting 4–8 weeks Land division, new communities
Drone Mapping 3–7 days Large sites, volume calculations
3D Laser Scanning 1–2 weeks As-built BIM, historic preservation
Right-of-Way Survey 2–6 weeks Roads, utilities, easements

Turnaround is indicative and varies with scope, access and Hialeah local requirements. Survey pricing is quoted per project rather than from a rate card — see the pricing section below.

Local Expertise

Why Do Hialeah Properties Need Professional ALTA/NSPS Land Title Surveys?

With $463,000 median home values and Moderate growth growth, Hialeah property owners rely on certified alta/nsps land title surveys for real estate transactions and development compliance.

Our licensed Professional Surveyor and Mapper (PSM) serves Miami-Dade County's 1,900 square miles of land area, from Miami to surrounding communities. We coordinate with the Regulatory and Economic Resources (RER) and local recording offices to ensure your survey meets all county requirements.

Hialeah Survey Challenges

  • • Coastal flat limestone terrain affecting field operations
  • • Extremely high water table (2-4 ft below surface); limits subsurface work
  • • Varying municipal regulations
  • • Historic district considerations

Our Local Advantages

  • • Same-day or next-day service from our Miami headquarters
  • • Experience with all 6 FEMA flood zone types present in Miami-Dade County
  • • Direct municipal coordination
  • • Clear permit pathways

Surveying in Miami-Dade County

Corner recovery in Miami-Dade often requires historical research through multiple recording systems, with many corners referencing long-obliterated Spanish land grant boundaries.

The county's High Velocity Hurricane Zone (HVHZ) designation imposes the strictest wind load requirements in Florida, frequently requiring surveyors to coordinate with structural engineers on elevation and setback documentation.

Parcels range from dense urban Brickell to agricultural Homestead, so survey complexity varies dramatically — from small city lots to full agricultural sections.

ALTA/NSPS Land Title Surveys Considerations in Hialeah

Ongoing residential and mixed-use development along major corridors. Four-story apartment buildings recently approved in the city center area.

Dense urban grid

Hialeah's compact lot sizes and dense residential grid make boundary surveys challenging, with many properties having zero-lot-line or minimal setback conditions.

Jurisdictional boundaries

Properties near Hialeah's borders with Miami Lakes, Miami Springs, and Hialeah Gardens require careful verification of which municipality controls permitting.

ALTA/NSPS Land Title Surveys Across Hialeah Neighborhoods

Hialeah Gardens border

Western boundary area where city limits adjoin Hialeah Gardens, creating jurisdictional questions for construction permits.

Downtown Hialeah

Commercial core along Palm Avenue with mixed-use redevelopment and commercial ALTA survey demand.

Hialeah Park district

Area around the historic Hialeah Park Racetrack, a National Register property whose large landscaped grounds and surrounding older plats make boundary recovery and ALTA work more involved than on the city grid.

Pricing

ALTA/NSPS Land Title Surveys Pricing in Hialeah

What the work costs in Florida, and why your figure has to be quoted.

Florida market rate for survey work

$130–$281 per hour
two-person survey crew
$136–$383 per hour
licensed surveyor (PSM)

Source: negotiated rates in Florida city, county, special-district and FDOT contracts, 2024–2026. These are market rates for professional time — not a quote for your project, and not Apex's rate card.

Why we quote instead of listing a price

What a survey costs is set by the work it takes — boundary research, fieldwork, recovering or establishing the applicable property corners, marking the accessible corners, and preparing a signed and sealed survey. Your figure will vary with the number of parcels, scope, location, access, vegetation, travel, and existing monumentation.

Two properties on the same Hialeah street can price differently — one with intact corner markers, one where every corner has to be re-established.

Flood Zone Note

Miami-Dade County has Significant flood hazard area — large portion of county within SFHA zones. FEMA zones present: AE, AH, X, VE, A, D. Base Flood Elevations are site-specific and are read from the effective FIRM panel. The county has a Coastal Construction Control Line (CCCL) requiring additional survey documentation.

Local Cost Factors for ALTA/NSPS Land Title Surveys in Hialeah

Miami-Dade's booming commercial real estate market — from Brickell financial district towers to Doral industrial parks — drives strong demand for ALTA/NSPS surveys. Lenders and title companies in South Florida typically require the most comprehensive Table A item selections.

  • $ Complex title histories with multiple encumbrances and easements
  • $ High property values requiring precision boundary determination
  • $ Multiple utility providers creating overlay of recorded easements

Permit Note: Title companies in Miami-Dade typically require surveys within 90 days of closing and full certification to lender, buyer, and insurer.

Local Requirements

ALTA/NSPS Land Title Surveys Requirements in Miami-Dade County

Understanding local regulations helps ensure your survey meets all Miami-Dade County requirements.

Miami-Dade County Permit Office

Department
Regulatory and Economic Resources (RER)

Survey Documentation

Survey documentation requirements vary by permit type and jurisdiction — confirm current submittal requirements with the Regulatory and Economic Resources (RER) before filing.

Miami-Dade County Flood Zone Information

FEMA Flood Zones Present
AE, AH, X, VE, A, D
Special Flood Hazard Area
Significant flood hazard area — large portion of county within SFHA zones
Base Flood Elevation
Site-specific — read from the effective FIRM panel for the parcel. Look up a specific address on the FEMA Map Service Center.
Wind Zone
High Velocity Hurricane Zone (HVHZ)

This county has a Coastal Construction Control Line (CCCL). Properties seaward of the CCCL require additional survey documentation per Florida DEP requirements.

Hialeah City Building Department

Hialeah has its own building department, separate from Miami-Dade County. Projects within Hialeah city limits are permitted through the city, not the county.

Address
501 Palm Ave, 2nd Floor, Hialeah, FL 33010

Note: Hialeah has its own building department independent from Miami-Dade County. All permits within city limits go through the city, not the county.

Miami-Dade County at a Glance

2,838,461
County Population
1,900
Square Miles (Land)
$463,000
Median Home Value
Moderate growth
5-Year Growth
~6 ft
Hialeah Elevation

Miami-Dade County Quick Reference

Permit Office
+1 786 315 2100
Property Appraiser
Visit Website
Flood Zone Coverage
Significant flood hazard area — large portion of county within SFHA zones
Setbacks & Permit Fees
Set per zoning district and per municipality — verified against the governing code for your parcel
Visit Miami-Dade County Permits

Local Development Trends in Miami-Dade County

Redevelopment activity remains strong in urban core areas like Brickell, Edgewater, and Wynwood. New construction permit volume fluctuates with market conditions.

Population growth (5yr): Moderate growth

Permit Process for ALTA/NSPS Land Title Surveys in Miami-Dade County

  1. 1

    Contact Regulatory and Economic Resources (RER)

    Confirm survey requirements for your specific project type and Miami-Dade County zoning district.

  2. 2

    Engage a Licensed Florida Surveyor

    A Professional Surveyor and Mapper (PSM) licensed in Florida must perform the survey and certify results.

  3. 3

    Submit Survey with Permit Application

    Include the certified survey as part of your Miami-Dade County building permit application package.

  4. 4

    County Review and Approval

    Regulatory and Economic Resources (RER) reviews survey documentation for compliance with local requirements.

Permit fees: set by the Miami-Dade County adopted fee schedule and calculated from project valuation or square footage. Check the Regulatory and Economic Resources (RER) fee schedule for current rates.

Why ALTA/NSPS Land Title Surveys Costs Vary in Miami-Dade County

Several factors unique to Miami-Dade County influence alta/nsps land title surveys pricing in this area:

Terrain Type

Coastal flat limestone

Vegetation

Dense subtropical canopy in older neighborhoods; cleared in new development

Water Table

Extremely high water table (2-4 ft below surface); limits subsurface work

Key Challenge

HVHZ wind zone documentation adds structural survey coordination requirements

Miami-Dade County Zoning Overview

Predominantly residential (RU-1 through RU-4) in suburban areas; mixed-use and commercial in urban core; agricultural in western county near Urban Development Boundary

County Resources

Miami-Dade County Property Records & Survey Resources

Key county offices and contacts for property research, deed recording, and permit applications in Miami-Dade County.

Property Appraiser

Office
Miami-Dade County Property Appraiser
Appraiser
Tomas Regalado
Property Search

Recording Office

Office
Clerk of Courts & Comptroller
Recording Fees
$10.00 first page, $8.50 each additional page
Public Records

Setback Requirements

Front, side and rear setbacks in Miami-Dade County are fixed by the zoning district a parcel sits in, and each incorporated municipality adopts its own land development code — there is no single county-wide figure. We confirm the requirement that governs your parcel as part of the survey.

County seat: Miami | FIPS Code: 12086 | Incorporated municipalities: 34

Why Choose Us

Why Choose Our ALTA/NSPS Land Title Surveys for Hialeah

Serving Miami-Dade County since our founding, with deep knowledge of local Regulatory and Economic Resources (RER) requirements and 6 FEMA flood zone types.

1

Commercial lenders in Hialeah require ALTA/NSPS certification

2

Hialeah title companies mandate Table A items for transactions

3

Investment properties in Hialeah need comprehensive ALTA surveys

4

Miami-Dade County's 2,838,461 residents and $463,000 median home value drive strong demand for professional alta/nsps land title surveys

Common Projects in Hialeah

High-rise and commercial tower projectsMajor infrastructure improvementsResidential subdivisionsCommercial site plans
Discuss Your Project

What's Included

What's Included in Your Hialeah ALTA/NSPS Land Title Surveys

Every survey includes comprehensive deliverables and professional certification.

Boundary Determination

Complete boundary survey meeting ALTA/NSPS standards In Miami-Dade County, High Velocity Hurricane Zone (HVHZ) requirements may apply.

Table A Items

Selected Table A optional items as specified by lender/title company Research includes Miami-Dade County records at the Clerk of Courts & Comptroller (recording fees: $10.00 first page, $8.50 each additional page).

Improvement Location

All buildings, structures, and site improvements shown Verified against the zoning and land development code governing your parcel in Miami-Dade County.

Easement Plotting

All recorded and apparent easements shown with dimensions

Certification

ALTA/NSPS certification to lender, buyer, and title company

Frequently Asked Questions: ALTA/NSPS Land Title Surveys in Hialeah

Answers to common questions about our services in your area.

Which Table A items are commonly required in Hialeah?
Hialeah commercial lenders typically require Table A items 1, 2, 3, 4, 6(a), 6(b), 8, 9, 11(a), and 19. We confirm specific requirements with your title company before fieldwork.
How long is an ALTA survey valid in Hialeah?
ALTA surveys don't technically expire, but most Hialeah lenders require surveys completed within 90-180 days of closing. Title companies may accept older surveys with an update affidavit.
What's included in an ALTA survey for Hialeah commercial property?
Our ALTA surveys include boundary determination, building footprints, easements, setbacks, access points, utilities, flood zone determination, and all standard Table A items requested for Hialeah transactions.
What are the setback requirements for alta/nsps land title surveys in Miami-Dade County?
Setbacks in Miami-Dade County are not set county-wide. They are fixed by the zoning district your parcel sits in, and every incorporated municipality inside Miami-Dade County adopts its own land development code. We verify the applicable front, side and rear requirements against the governing code for your specific parcel as part of the survey.
What FEMA flood zones affect alta/nsps land title surveys in Miami-Dade County?
Miami-Dade County contains FEMA flood zone designations including AE, AH, X, VE, A, D. Significant flood hazard area — large portion of county within SFHA zones. Base Flood Elevations are site-specific and are read from the effective FIRM panel, not from a county-wide range. Our surveyors document flood zone status as part of alta/nsps land title surveys deliverables when applicable.
Does Hialeah have its own building department for alta/nsps land title surveys permits?
Yes, the City of Hialeah Building Department handles permits within Hialeah city limits, separate from the county. Contact them at +1 305 883 5825. Enforces Florida Building Code and Miami-Dade County supplements. Separate permitting from county. Our team coordinates directly with Hialeah's building department to ensure your alta/nsps land title surveys meets all city-specific requirements.
Which Hialeah neighborhoods do you serve for alta/nsps land title surveys?
We provide alta/nsps land title surveys throughout all Hialeah neighborhoods including Hialeah Gardens border, Downtown Hialeah, Hialeah Park district, and surrounding areas. Each neighborhood has unique surveying considerations — from waterfront properties to historic districts — and our local experience ensures accurate results tailored to your specific location.
Do you provide alta/nsps land title surveys in all Hialeah neighborhoods?
Yes, we provide alta/nsps land title surveys throughout all Hialeah neighborhoods including Palm Springs North, Downtown Hialeah, West Hialeah, East Hialeah, Hialeah Gardens, Meadowlands, Pasadena Lakes, Amelia Gardens, and 10+ more communities. Our licensed surveyors are familiar with local property records, terrain, and permit requirements specific to each area.
Are land surveys worth it in Hialeah?
Yes. A professional alta/nsps land title surveys in Hialeah protects your investment by documenting legal boundaries, identifying encroachments, and ensuring regulatory compliance. The cost of a survey is typically a fraction of the financial risk from boundary disputes, permit violations, or insurance overpayment. Florida Statute §472 requires licensed PSM surveyors for legally binding survey work.
Can I do a alta/nsps land title surveys myself in Florida?
No. Under Florida Statute Chapter 472, only a licensed Professional Surveyor and Mapper (PSM) can legally prepare boundary surveys, elevation certificates, and other certified survey documents. DIY property line measurements are not accepted by courts, title companies, or building departments. Apex Surveying & Mapping provides licensed PSM surveyors for all Florida survey work.

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ALTA Survey Guide

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ALTA Survey Cost Guide

Table A items explained with cost breakdown.

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Related Professional Services

Complete Project Support

Commercial developments often require drainage engineering alongside survey work. For stormwater management plans and permit coordination in Hialeah, we recommend CivilSmart Engineering and StructureSmart Engineering — both recognized leaders in Florida drainage engineering.

Service Area

ALTA/NSPS Land Title Surveys Near Hialeah

We also provide alta/nsps land title surveys in these nearby areas.

Miami Fort Lauderdale West Palm Beach Tampa St. Petersburg

Statewide Coverage: Our licensed surveyors serve all 67 Florida counties. Don't see your area listed? Contact us for service availability.

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After Your ALTA/NSPS Survey

An ALTA/NSPS survey in Hialeah provides the detailed property information required for commercial real estate transactions and title insurance. Once closing is complete, site development begins — drainage engineers design stormwater systems and structural engineers plan foundations, both using the survey as their baseline reference.

CivilSmart Engineering — Licensed Professional Engineers specializing in residential drainage design, commercial stormwater management, and permit services throughout Florida.
Get a Drainage Engineering Quote
StructureSmart Engineering — Licensed structural engineers providing residential and commercial drainage design, structural analysis, and permit services across Florida.
Get a Structural Engineering Quote

Ready to Get Started with ALTA/NSPS Land Title Surveys in Hialeah?

Get your free alta/nsps land title surveys quote for Hialeah in Miami-Dade County. Our PSM-licensed surveyors know Miami-Dade County's AE, AH, X, VE, A, D flood zones and Regulatory and Economic Resources (RER) requirements.

Get a Free Quote Call +1 305 216 6944

Licensed & Insured | Florida PSM | Proudly Serving Hialeah, Miami-Dade County | 1,900 sq mi land service area