When most people think of land surveying, they picture survey stakes, bright flagging, and crews walking through the woods. But on a recent episode of Grounded, we learned that surveying—especially in East Texas—is far more complex, historical, and important than many landowners realize.
In this episode, Mikayla Burris and Angela Smith of HomeLand Properties sat down with Carey Johnson, owner and president of Northpoint Surveying, to discuss boundary determination, acreage discrepancies, land history, and why a survey is critical — whether you’re buying unrestricted land in Huntsville, Texas or commercial properties elsewhere in the region.
Meet Carey Johnson of Northpoint Surveying
Carey Johnson is a Registered Professional Land Surveyor (RPLS) in Texas with over 20 years of experience in the field. While Northpoint Surveying is a newer firm, Carey’s background includes nearly a decade at a previous surveying company and extensive experience working across East Texas, particularly with large acreage tracts, development land, and commercial properties.
His focus? Understanding land from both a legal and historical perspective.
What Really Happens When You Order a Survey?
Every survey begins long before field crews arrive. Carey explained that research is the foundation of accurate surveying, especially with older tracts of land common throughout East Texas.
Surveyors start by reviewing:
- Deed records
- Metes and bounds descriptions
- Previous surveys (if any exist)
- Appraisal district data
Many landowners—especially those purchasing unrestricted land—mistakenly assume appraisal district maps show exact property boundaries. In reality, those maps are approximations, and on-the-ground boundaries often differ significantly.
The age and language of a deed can reveal potential issues. A modern tract is often easier to survey than land that has been in a family for generations or divided informally decades ago.
The Purpose of a Survey: Defining What You Actually Own
The primary role of a licensed surveyor is to determine property boundaries. That boundary survey represents a professional opinion rooted in centuries of land law and historical evidence.
According to Carey, acreage changes every time a property is surveyed, particularly with older land or property that hasn’t been surveyed in many years—something commonly seen in rural and unrestricted land throughout East Texas.
Why “Old Family Land” Can Be Complicated
While owning family land is a source of pride, it often presents challenges for surveyors. Carey shared how deeds may reference vague landmarks, handwritten notes, or undocumented acreage carve-outs.
Surveying these properties frequently uncovers:
- Forgotten deeds
- Inherited boundary changes
- Historical land divisions
In many cases, surveyors end up knowing the land’s history better than the current owner. Carey emphasized that to be a good surveyor, you have to appreciate both history and problem-solving.
Field Work vs. Office Work: The Hidden Side of Surveying
Survey crews might spend a single day on-site, but the office work—research, analysis, calculations, and coordination with title companies—often takes far longer.
This is particularly true when dealing with:
- Title commitments
- Easements
- Land transactions involving multiple parcels
Surveying plays a major role in real estate closings, development planning, and ensuring correct legal descriptions.
Why Surveys Matter—Even If You’re Not Selling
While surveys are often ordered for real estate transactions, Carey strongly recommends landowners get surveys even if they’re not buying or selling.
Surveys help landowners:
- Confirm acreage
- Identify easements and encroachments
- Verify access
- Ensure accurate property taxation
This is especially important for owners of large acreage and unrestricted land — common across East Texas markets like Livingston — where boundaries and taxes are often misunderstood.
Surveying Isn’t Just “Putting Stakes in the Ground”
Survey difficulty has little to do with acreage size. A small tract with missing corners can be
far more complex than a large, clearly monumented property.
Carey shared a project involving a 1908 deed, outdated measurements, and a creek that had moved hundreds of feet after a historic flood. Through extensive research and field analysis, he ultimately located an original pine knot stake placed more than 120 years ago.
Surveying, as Carey described it, often feels like treasure hunting—except the discoveries define legal ownership.
A Calling, Not Just a Career
Carey’s journey into surveying began unexpectedly at a low point in his life. A chance encounter, a classified ad, and a leap of faith led him into a profession that became his passion.
Today, Carey proudly considers surveying more than a job—it’s a lifelong calling rooted in service, accuracy, and respect for property ownership.
Technology, GPS, and AI in Modern Surveying
Technology has transformed surveying through GPS, CAD software, and advanced equipment. However, Carey emphasized that technology is only as reliable as the person using it.
GPS systems can be wrong. Software requires checks and balances. Human oversight remains essential—especially in boundary determination and land retracement.
While AI may assist with office tasks in the future, Carey believes surveying will always require human judgment, particularly for creating new boundaries on development or commercial projects.
The Future of Surveying in Texas
Surveying is an underrepresented profession with an aging workforce. Texas needs more surveyors, especially as development, commercial properties, and rural land transactions continue to grow.
The path to becoming a surveyor doesn’t require an advanced degree—making it an accessible and rewarding career for those who enjoy outdoor work, problem-solving, and land ownership principles.
Customer Service at the Core
Carey summed it up best: he doesn’t run a surveying company—he runs a customer service business that performs surveying.
Every survey represents someone’s dream, investment, or future plans. That mindset drives how Carey approaches each project, whether it’s a residential tract, unrestricted land, or a complex commercial development.
And one final reminder:
If your acreage changes after a survey, the surveyor didn’t take your land!
Final Thoughts
This episode of Grounded highlights why land surveying is essential—especially in East Texas, where land history, unrestricted tracts, and commercial growth intersect daily.
If you own, buy, sell, or develop land, working with a knowledgeable surveyor is one of the most important steps you can take.
Listen to the full episode of Grounded
Guest: Carey Johnson, Northpoint Surveying
Hosted by: Mikayla Burris & Angela Smith, HomeLand Properties
Contact Info:
Carey Johnson – Northpoint Survey | Owner Office: 936-900-9972
