Do You Need a Survey Before Selling Your Home in Miami-Dade?
Most Miami-Dade title companies and lenders will accept a survey up to five years old if nothing on the property has changed since it was drawn. Add a pool, a shed, a fence, or any structure in that window, and the old survey no longer covers you. A new boundary survey runs $350 to $900 and is the fastest way to find out if a fence, wall, or addition sits on your neighbor's land, or theirs sits on yours, before a buyer's attorney finds it for you.
By Lynley Ciorobea | August 18, 2026
A licensed surveyor can settle most boundary arguments in Miami-Dade for less than $900. Left alone, the same six inches of dirt can turn into a legal fight that costs thirty times that and drags on for a year. I've watched both outcomes come from the exact same kind of fence, on two different streets, a few months apart.
Miami-Dade has more of these situations than a lot of counties, and there's a reason for it. Much of the housing stock in Pinecrest, South Miami, and the older sections of Coral Gables was platted in the 1940s through the 1960s, before GPS-grade surveying existed. Lots were subdivided, and occasionally re-platted again, whenever a canal or road easement shifted. Fences went up wherever someone assumed the line was, not where a licensed surveyor had actually put it.
Old Cutler Bay adds its own wrinkle. Large stretches of that area ran on well water and septic for decades before the county extended sewer service, and the utility easements that came with that transition were often recorded years after the original plat. A survey from 1998 might not show an easement that now runs directly under what everyone on the block assumed was usable side yard.
None of this shows up on a walk-through. It shows up when a title company orders a current survey and the pool deck turns out to be four feet into the setback, or the neighbor's block wall sits a foot onto your lot. At that point you're negotiating from a weaker position than if you'd found it yourself, months earlier, on your own schedule.
What actually counts as a dispute
A fence three inches over the line is not the same problem as a garage built on the wrong parcel. Florida's adverse possession statute, 95.18, sets a high bar: seven straight years of open, continuous, exclusive use, and since a 2011 change to the law, the person claiming the land also has to have been paying property taxes on that specific strip, filed separately with the property appraiser. Almost nobody does that paperwork. Most minor fence encroachments in Miami-Dade fail this test outright, which is good news for sellers.
But "probably fine" is not the answer a buyer's attorney wants to hear three days before closing.
There are really only three ways this gets resolved cleanly:
Order a current survey before you list. You'll know exactly where you stand, and you can fix small issues quietly instead of under contract pressure.
Sign a boundary line agreement with the neighbor and record it with Miami-Dade County. This settles the question permanently for both properties, and it's usually cheaper than most people expect.
Disclose it and let the buyer's title company insure over it. This works for a fence that's a few inches off. It does not work for a structure that's meaningfully on the wrong lot.
This is a different animal from deed fraud or title theft, where someone forges an entire deed and clouds ownership outright (Deed Fraud and Title Theft: Is Your Miami Home at Risk?). But it lands in the same place at closing: something the title search will surface, and something a buyer's lender will want resolved before they fund.
This is exactly the kind of thing I check before a home in Coral Gables, Pinecrest, or South Miami ever goes on the market. A property with a clean, current survey shows better to a buyer's attorney than the identical home with an open question about six feet of side yard, and it tends to close faster too.
Frequently Asked Questions
How much does a boundary survey cost in Miami-Dade?
A standard residential lot runs $350 to $900. Larger or irregular lots, waterfront property along a canal, or lots that back up to a platted easement can run higher because the surveyor has more corners and more recorded history to reconcile.
Can a neighbor claim part of my land if their fence has been there for years?
Not easily. Florida Statute 95.18 requires seven years of open, exclusive use plus proof the claimant has been separately paying property taxes on that strip since 2011. Almost no residential fence situation in Miami-Dade meets both requirements.
Will a boundary dispute stop my home from selling?
Usually not, if it's handled before you list. Found mid-contract, it can delay closing while a survey gets ordered and reviewed, or shrink your buyer pool if a lender won't fund without resolution.
Can I use my old survey when I sell?
Most Miami-Dade title companies and lenders accept a survey up to five years old, but only if nothing has changed on the property since it was drawn. A new fence, pool, shed, or addition resets that clock.
What's the difference between an encroachment and a boundary dispute?
An encroachment is a structure, like a wall, driveway, or shed, physically sitting over the line. A boundary dispute is a disagreement about where the line actually is. You can have one without the other, but in older Miami-Dade subdivisions they often show up together.
If you don't know when your property was last surveyed, that's worth finding out before a buyer's attorney does. I'm happy to point you toward a surveyor I trust, or just talk through what a clean title picture looks like for your home. Reach out anytime.
About Lynley Ciorobea
Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market.
A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. Her deep roots in Miami give her a nuanced understanding of the architecture, lifestyle, and character that make each neighborhood distinct. From classic Old Spanish homes in Coral Gables to newer construction in South Miami and Pinecrest, she brings a local perspective that goes far beyond surface-level market knowledge.
Over the years, Lynley has naturally become a trusted resource for homeowners preparing to sell. Many of her clients come to her long before their home ever hits the market, looking for guidance on timing, pricing, improvements, and how to position their property thoughtfully. She approaches each listing as a strategic launch rather than a simple transaction, combining market insight, negotiation experience, and elevated marketing to help sellers move forward with clarity and confidence.
As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. She leads each transaction from initial strategy through closing, ensuring that every detail — from pricing and preparation to storytelling and exposure — reflects the uniqueness of the home itself. Her work often centers on architecturally interesting properties and homes where thoughtful positioning can make a meaningful difference in outcome.
Throughout her career, Lynley has consistently ranked among the top real estate agents in Miami. She has been recognized as part of EWM's Chairman's Club, placing in the top 5% of the company; in 2022 she was honored as the #2 individual agent at the company overall with $37 million in annual sales; and she's a leader in Miami with Real Broker. With more than $100 million in career transactions and more than 60 5-star Google reviews, her experience spans a wide range of property types while maintaining a strong focus on seller representation in southern Miami.
Beyond her work with clients, Lynley is known locally for her market insight and community-focused content. Through her weekly newsletter, neighborhood videos, blog posts, and social media, she shares thoughtful perspectives on the Miami real estate market and the lifestyle that surrounds it. Her approach is informative without being overwhelming, offering homeowners a clear understanding of how market conditions affect real decisions.
If you're preparing to sell a home in Coral Gables, Coconut Grove, South Miami, Pinecrest, Palmetto Bay, or nearby areas, Lynley offers a local perspective shaped by experience, relationships, and a genuine understanding of what makes Miami homes so special. Learn more at lynleyresidential.com.