Central Florida Commercial Real Estate Brokerage & Advisory Services
Helping some of Central Florida’s most exciting & dynamic companies & organizations manage their commercial real estate needs since 2012
ABOUT US
We deliver innovative, client-centric commercial real estate solutions designed to address current and future business needs.
WHAT WE DO
We simplify the real estate decision process and provide rock-solid advice by utilizing every available resource.
HOW WE DO IT
By studying the market, anticipating trends, leveraging key relationships and utilizing the latest technology.
CENTRAL FLORIDA COMMERCIAL REAL ESTATE INSIGHTS
UPDATED INFOGRAPHIC:
ORLANDO MSA STATISTICS & DEMOGRAPHICS:
The Orlando Metropolitan Statistical Area (MSA) extends over 4,012 square miles and consists of four
counties: Lake County (1,156.5 sq. mi.), Orange County (1,004.3 sq. mi.), Osceola County (1,506.5 sq. mi.), and
Seminole County (344.9 sq. mi.). Proximity to local, regional, national and global markets has helped Orlando become
one of the world’s most exciting and dynamic business environments.
ALTA Surveys vs. Boundary Surveys: What Every Commercial Buyer Should Know
Before closing on a commercial property, due diligence begins long before the ink hits the contract — and one of the most important steps in that process is the land survey. Surveys confirm what you’re actually buying: the exact boundaries, improvements, access points, and potential issues tied to the property.
Two of the most common surveys used in real estate are the ALTA Survey and the Boundary Survey. While both define property lines, they serve different purposes and vary significantly in detail, cost, and application.
Understanding the Basics
Boundary Surveys
A boundary survey locates the property’s corners and defines its exact perimeter. It’s typically ordered before purchasing, subdividing, or improving a piece of land — especially when confirming ownership limits or checking for potential encroachments.
ALTA Surveys
An ALTA (American Land Title Association) Survey is a more detailed version of a boundary survey and represents the highest industry standard. It meets strict requirements set by both the ALTA and the National Society of Professional Surveyors (NSPS), making it the gold standard for commercial transactions.
Five Key Differences Between ALTA and Boundary Surveys
1. Level of Detail
A boundary survey defines property lines and corners.
An ALTA survey goes much further — documenting improvements, easements, access points, zoning classification, encroachments, and even optional data like flood zones, utility locations, and building dimensions.
2. Precision and Standards
Boundary surveys are accurate and sufficient for most residential and small commercial purposes.
However, ALTA surveys must conform to national standards, requiring deeper research and advanced equipment. This ensures consistency and precision across state lines — a critical factor for lenders, title companies, and national investors.
3. Use Cases
Boundary surveys are most common for smaller or local projects: home improvements, land divisions, or small property sales.
ALTA surveys, on the other hand, are almost always used for commercial real estate transactions, title insurance, and zoning compliance. They help uncover risks that could impact a deal’s value — or derail it altogether.
4. Who Orders the Survey
Boundary surveys may be requested by a property owner, buyer, or municipality (for permits or divisions).
ALTA surveys are usually commissioned by the property owner at the request of buyers, lenders, insurers, or attorneys involved in the transaction. The owner must consent to the process, even when another party initiates it.
5. Cost and Timeframe
Because of their higher level of detail and national compliance standards, ALTA surveys are more expensive and time-intensive.
-
Boundary Surveys: Start around $500 and typically take 1–2 weeks.
-
ALTA Surveys: Often start near $2,000 and can take a month or more, depending on the size, terrain, and complexity of the property.
Optional features—like detailed utility mapping or elevation data—can add cost but are often worthwhile for commercial projects.
Which Survey Do You Need?
If you’re purchasing a commercial property, obtaining an ALTA survey is typically essential. It provides the comprehensive documentation your title insurer and lender will require — and gives you peace of mind knowing the asset’s boundaries, easements, and improvements are fully understood.
For residential or minor land improvements, a boundary survey is usually sufficient.
Final Thoughts
While both surveys define property boundaries, the ALTA survey’s depth and precision make it indispensable in commercial real estate. At Lloyd Commercial Advisors, we often recommend ALTA surveys for acquisitions, sales, and developments to help clients mitigate risk and ensure smooth closings.
If you’re preparing to buy or sell commercial property in Central Florida and need guidance on which survey is right for your transaction, contact Lloyd Commercial Advisors — where expertise meets precision in every deal.
EXCITING NEWS FOR LCA PARTNERS AT ORLANDO INTERNATIONAL AIRPORT!
Huge congratulations to four of our amazing partners and clients—Foxtail Coffee Co., Kelly’s Homemade Ice Cream, Eola Wine Co., and Maxine’s on Shine—for securing coveted storefront locations at Orlando International Airport! 🌟
We’re thrilled to see these beloved local brands recognized by the Greater Orlando Aviation Authority as standout food and beverage operators, ready to share their unique flavors with travelers from around the world. 🌎 With over 53 million passengers passing through OIA annually, including being the busiest airport in Florida and the 7th busiest in the U.S., this is an incredible opportunity for exposure!
From craft coffee to gourmet ice cream, fine wines to local cuisine, these spots are now front and center for millions to enjoy. 🍦☕🍷
We couldn’t be more proud and excited for their success—wishing our friends the best of luck as they embark on this incredible new chapter! ✨ #LCAPartners #OrlandoInternationalAirport #SupportLocal #TravelEats