We care about ACCURACY

Medina Valley Surveys puts the authority and experience of the Licensed Surveyor                 in the field. Hire a Surveyor - not a field crew.


Demonstrated SUCCESS

With over eleven thousand surveys made since 1985, Medina Valley Surveys brings an unparalleled professional eye to your boundaries.  With our expertise, we can retrace surveys made with the newest Global Positioning and Remote Sensing technologies, 18th Century compass and chain techniques, or anything in between. We will walk in the original surveyor’s footsteps to provide you with a credible product, that we stand behind.

Surveying Texas Since 1985

Our home-grown survey company originated in Castroville, Texas, serving the needs of Medina and surrounding counties.  Frank Lubbock Kennedy, RPLS, was the founding President of Medina Valley Surveys, and in 1996 involved Paul T. Carey in his operation. Frank retired in 2003, at which time Paul moved his home and business to Castroville and succeeded as owner of Medina Valley Surveys. Today Medina Valley Surveys has grown to provide statewide surveying services, but continues to produce hands-on surveys to our clients local and far.


Paul T. Carey, BS, RPLS, LSLS

Paul T. Carey was born in San Antonio, Texas to a St. Mary's University Political Science Professor and a Registered Nurse. Much of his youth was spent spelunking through limestone cave systems, repelling down cliffs, or hiking through West Texas.  He attended St. Mary's University and Graduated in 1978 with a Bachelor of Science Degree in Geology. Paul married Joanne Pacelli in 1980 and they have three children and two grandchildren. 

Paul spent two years as an oil field geologist and began surveying in 1980.  He became a Registered Public Surveyor in 1986 and opened Carey Land Surveying that same year. In 2001, he expanded his credentials to become one of the few Licensed State Land Surveyors in Texas. As an LSLS, Paul was authorized to make Coastal and Gradient Boundary Surveys, retrace Original Patent Lines, evaluate for Deficiency, Vacancy or Excess and file records with the Texas General Land Office.

Paul has been extensively involved with the Texas Society of Professional Surveyors,  holding multiple offices at the Chapter and State level:

TSPS President 2015-2016
TSPS At-Large Director, 2009
TSPS Chapter 22 President, 2003, 2004, 2007-2013, 2017-2018
TSPS Awards Committee Chairman, 2008-2012
TSPS Education Committee Member, 2004-present
TSPS Course Developer and Presenter, 2007-present
TSPS Member, 1985-present

He also recognizes the importance of volunteering and community involvement, and dedicates his time and efforts to public service and local membership:

City of Castroville, District Two Councilman
Castroville Chamber of Commerce, Member
Castroville Historic Landmark Commission, Chairman, 2007-2015
Castroville Planning and Zoning Board, Member 2014-2015
Castroville Master Plan Task Force, Member
St. Louis Catholic Church, Member
Texas Surveyor Foundation, Inc. Trustee, 2010-present, Chairman, 2013-2015


Stephanie B. Prosser, MS, SIT – Survey Technician

As Paul Carey's daughter, Stephanie spend many of her weekends in a tent, exploring the beautiful hills of Central Texas and many afternoons holding the leading end of a metal tape while crawling through shrubs to the corner of a home.  This upbringing lead to Stephanie’s interest in land and nature, a Bachelor of Science in Biology from the University of Texas at San Antonio, and Master of Science in Biology from Texas A&M University-Corpus Christi. 

Stephanie and her husband, Patrick, are raising their two girls to appreciate the outdoors with weekend camping trips and hikes through the spectacular landscapes of the region. Stephanie served as the Conservation Director for a Houston land trust - Bayou Land Conservancy, from 2008 to 2015, at which point she joined Medina Valley Surveys as a Survey Technician. Stephanie is actively pursuing her professional surveyors license, and continues her involvement with Texas land conservation by serving on the Lands Committee for a San Antonio based land trust – Green Space Alliance.



Medina Valley Surveys specializes in acreage Boundary Surveys, Patent Retracements, Riparian Boundary Surveys, Gradient Boundary Surveys, and Excess and Vacancy Investigation throughout Texas.

With our vast experience with property boundary surveying and research, we bring the highest level of expertise to every survey that comes through our office.

Expert Witness

As an RPLS and LSLS, Paul Carey is among an elite community of Texas Surveyors.

As an Expert Witness, Paul's impeccable court record of boundary determination includes review and support by the Texas Supreme Court. He is respected and highly qualified to provide testimony for boundary dispute litigation including land boundaries, easements, and water boundaries throughout Texas.


If you are not sure if you need a new survey, or you want an option on the validity or accuracy of your survey, MVS offers land boundary consultation, document review, and easement boundary verification.

If you would like the boundaries of your survey marked in the field, MVS can verify, stake and flag your lines.

services provideD

General Land Office Filing
Expert Witness for Litigation
Petroleum Pipeline Surveying
Speleological (Cave) Surveying
Vacancy and Excess Investigation
Surveys under TSPS Catagories and Conditions


TxDot Certified Catagories:
15.1.1 Survey
15.1.2 Parcel Plats
15.1.3 Legal Descriptions
15.1.4 Right of Way Maps
15.2.1 Design and Construction Survey
15.5.1 State Land Surveying
15.4.1 Horizontal and Vertical Control for Aerial Mapping

Land Boundary Surveying
Boundary Consultation
Land Title Surveying
Patent Retracement
Estate Partitions
Tree Surveys
Flood Elevation Certificates
Alta Surveys
Land Planning
Oil Field Leases
Oil Well Location
Geodetic Surveying
Subdivision Platting
Topographic Surveying
Gradient and Coastal Boundary Surveying


Contact Us

Here is how you can reach us.

If requesting a quote, please provide the address or legal description of the property.

Name *

Member of the Texas Society of Professional Surveyors.
Texas Board of Professional Surveyors Firm Number 100002-00

Professional and Ethical standards governed by the:
Texas Board of Professional Engineers and Land Surveyors
1917 S. Interstate 35, Austin, TX 78741

Phone: 512.440.7723


Phone: 830.538.6427


Our Office:

 709 Washington St.
Castroville, TX, 78009


Frequently Asked Questions and Helpful Links:

Why do I need a survey?

You need a survey if you are purchasing property. Surveyors bring an objective eye to the relationship between the records of the land and the property as it exists on the ground.  Combined, a title examination and a survey are valuable tools. The survey identifies conditions as they exist on the ground by comparing recorded land descriptions, easement and adjoining properties to real world conditions. 

You need a survey if there is a question or conflict with a neighboring owner. Many people can determine if an object, fence, pool, road or building are crossing the line of property markers, but only a Professional Surveyor can provide evidence that those marks are accurate.

You need a survey if you intend to apportion your land. Separating property for family or for sale is subject to State and local law. A property owner can give or sell whatever he owns to anyone at any time, but without executing prescribed procedures and addressing legal limitations, your recipient may find the usefulness of the property differs from its intended purpose.  With a partition prepared with the caution and knowledge of a Professional Surveyor, you will avoid unintended consequences such as transfer of too much or too little land, inclusion or exclusion of amenities such as roads, wells, or structures, or determination that the transfer is void due to
non-conformance with local laws and regulations. 

Remember that a land survey is an opinion, not all surveyors are the same, you need the opinion of an experienced and careful surveyor to address these questions.  

What IF I HAVE a problem with My survey?

If you find or suspect an error, call the Surveyor. Most often he or she will be eager to make a correction or explain the situation.

If the Surveyor in not responsive and you think that there was a legal violation or a failure to adhere to the rules set by the Board, contact the Texas Board of Professional Land Surveyors (TBPLS), 12100 Park 35 Circle, Bldg. A, Suite 156 MC-230, Austin, TX 78753.
Phone 512.239.5263, Fx: 512.239.5253

Lastly, obtain a second opinion from a trusted and experienced surveyor.

Who is the Texas Society of Professional Surveyors (TSPS)?

The TSPS is an association of Surveyors that provide a group voice to interact with the public, government, and other professional associations (Realtors, Title Companies, Engineers and Lenders).  The Texas Board of Professional Land Surveying and the Texas Legislature provide direction, education and quality standards for Surveyors in Texas.

What information do I need to have to order a survey on my property?

You will need either a copy of your deed, physical address, or tax ID number.  Most of these details can be found on your county’s appraisal district website.

What determines the survey cost?

Unlike real estate transactions, there is no standard pricing on surveys.  The cost of the survey is determined by tract size, complexity of terrain, complexity of circumstance, and intended purpose of the survey.  

Larger surveying and engineering firms cover their overhead cost by charging their clients for multiple services at the same time. Being a local small business, Medina Valley Surveys keeps overhead costs low, and can pass those saving to our clients.  With a smaller staff, the research, fieldwork, analysis, drawing, descriptions, and reports are done under the direct supervision of the Registered Professional Land Surveyor with thirty-plus years of experience.  Our RPLS does not only provide final review of your survey – he oversees every step of the process.

Having your land surveyed makes your plans happen - buying, selling,  building, and financing are all dependent on an accurate survey. The survey is a valuable improvement to your land.

You may think that you are paying a high rate for a few hours of the surveyor’s field work, but the bulk of the survey work is done off of your land.  A Surveyor's work begins with extensive research before they arrive on your property. This includes gathering, comparing, and plotting deed, plat, and other real property records obtained from the County Courthouse.  Prepared with the record descriptions, the surveyor arrives on your property with their specialized equipment and fieldwork can be very efficient. With GPS a surveyor can gather much more information than could be collected with traditional optical instruments.  Afterward, the field data is processed, evaluated and boundary and corner determinations are made. Follow up fieldwork may be necessary if discrepancies are discovered or additional staking is required.  Finally, a draft is made and a survey is produced and released to the client.

To obtain a cost estimate for your tract, call 830.538.6427 or email (, we will obtain some property information from you, and happily provide you with a quote and completion time-frame.

Helpful links:

Texas General Land Office - Administrative agency for the Sovereign Land of Texas

Texas General Land Office Abstract Map Viewer - Graphic Index of Texas Abstracts

TaxNetUSA - Database of Tax roles for 254 Texas County Appraisal Districts 

National Geodetic Survey - Online Positional User Service 

surveying history


Land ownership has been a part of life throughout history and surveying is among the oldest of professions. The earliest evidence of surveying dates back to 2700BC with the Egyptian practice of re-establishing ownership along the Nile River. Land ownership requires land measurement. Many American forefathers were surveyors, most notably, George Washington, Abraham Lincoln and Thomas Jefferson. George Washington was a mere sixteen years old when he determined that the convergence of the Ohio and Allegheny Rivers was an ideal location for a city, and he began to survey Pittsburg.   Thomas Jefferson chose to use navigation techniques to map the continent and devised the Federal Land System.

Move not the ancient landmark which thy forefathers have set
— -Deut. 19:14


The Spanish and Mexican Governments provided surveyors for the purpose of establishing and documenting land boundaries in Texas (New Spain and Mexico) in the 16th Century, and over 26 million acres of land was awarded to settlers by Spain and Mexico over a period of 325 years.

In 1896 The Texas General Land Office began to appoint "State Surveyors", and began the application and examination procedure for "State Surveyors" in 1900. Until the last decade, all Texas counties were required to elect a County Surveyor, a position that holds the same rights as a “State Surveyor”. Today the Licensed State Land Surveyor retains the same authority and responsibility and takes the same oath as those early Surveyors.

The Texas Board of Land Surveying was created by legislation in 1955 to examine and license "Registered Public Surveyors" in Texas. Before then, anyone with the tools could make a survey.

What is required to become a Texas Land Surveyor?

Today, an applicant must have a college degree in a short list of fields, pass the Surveyor in Training exam, work for a Professional Surveyor "in responsible charge" for an additional two years and pass the Registered Professional Land Surveyors exam.