Service area
Land Surveying in Tulsa
Tulsa County, with pieces of the city reaching into Osage, Rogers and Wagoner. The oldest platting in the metro and the widest range of survey problems.
Tulsa is the most surveyed ground in the region and also some of the most complicated. The core of the city was platted in the oil boom years, expanded fast through the middle of the century, and has been infilled and redeveloped ever since. Every one of those layers left survey record behind, and not all of it agrees.
Four counties, one city
Most of Tulsa sits in Tulsa County, but the city limits spill into Osage County on the northwest side, Rogers County on the east and Wagoner County to the southeast. Which county your parcel falls in decides where the deed records live and which clerk the surveyor pulls from.
The Osage portion carries a wrinkle worth knowing about: the mineral estate under all of Osage County is held in trust for the Osage Nation and severed from the surface everywhere. Here is what that means in practice.
What comes up most often here
- Older additions with worn monuments. Midtown and the near north and east sides were platted long before modern practice. Original pins have been pulled by decades of utility work, curb replacement and driveway pours.
- Infill and redevelopment. Splitting a large old lot, combining two, or building on a tight footprint where setbacks leave no margin for guessing.
- Fence and encroachment disputes. Fences built by eye fifty years ago that everybody treated as the line until somebody sold.
- Floodplain work. The Arkansas River and the creek system running through the city put a lot of property in or near mapped floodplain.
- Commercial title surveys. Downtown, the Pearl District and the corridors along the highways see steady ALTA work.
Flood zones and elevation certificates
Tulsa has invested heavily in stormwater management over the years, and the city has a long history with flooding along its creeks. That means two things for property owners: mapped floodplain is common, and the maps get revised. If your insurer quoted you a premium that seems out of line with a house sitting visibly high, an elevation certificate is usually the cheapest way to find out whether the map is wrong about you.
Platting and lot splits
Subdividing land inside the city goes through the Tulsa Metropolitan Area Planning Commission, and a licensed surveyor prepares the plat. Requirements differ between a full subdivision plat and a simple lot split, so confirm what the city wants before you commission anything.
Have your parcel number ready. The Tulsa County Assessor’s parcel record gives the surveyor a fast starting point for research, which shortens the front half of the job.
Surveys we place in Tulsa
Boundary, ALTA/NSPS, topographic, construction staking, as-built and elevation certificates.