How To Find Property Lines

Property lines affect everything from where you can build structures to how you maintain your yard. These invisible boundaries define your land, helping you avoid neighbor conflicts and understand your property’s layout. Whether you’re planning landscaping, installing a fence, or just curious about your property’s boundaries, this guide will show you how to find your property lines on your own or by hiring a professional.

Free Methods To Find Property Lines

There are several ways to locate your property lines without spending money. These aren’t as precise as professional surveys, but they can give you a general idea of your property’s boundaries.

• Check your deed: Your deed should include a legal description of your plot of land, detailing its measurements, shape, lot number, geographical features, and other identifiers. While the language can be complex, this information provides a starting point for understanding your property’s boundaries.
• Use a tape measure: For a hands-on approach, break out the tape measure to confirm your property lines. Start from a known point detailed in your deed’s description and measure to the property’s edge. Place stakes at these points as markers. After finding all edges, measure the distances between the stakes. Then, compare the results to the corresponding deed or plat information. This will give you a rough idea of your property boundaries.
• Review existing property surveys: If you bought your home recently, you might already have access to a current survey. Most mortgage lenders require prospective homeowners to have one, and your title insurance often depends on it. If you don’t have the survey, contact your mortgage lender or title company to see if they have a copy on file.
• Search county records: Your local municipality or county tax assessor’s office, land records department, or building department typically keeps records of property histories and legal documents. Many of these offices now offer online access to property records for free or a small fee. These records might include surveys, plat maps, or other documents detailing your property’s boundaries. This method is most useful for older properties with well-established records.

Using Technology To Locate Property Lines

Modern technology has made it easier than ever to find property lines without leaving your home. Various digital tools and applications can provide quick and convenient access to property boundary information.

• Google Earth Pro: If you have some technical knowledge, this free desktop application might help you visualize your property lines. While it doesn’t show property boundaries by default, you can often overlay county parcel data onto satellite imagery. Remember that accuracy depends on the quality and currency of the parcel data available for your area.
• GPS-enabled smartphone apps: Several apps use GPS technology to help homeowners locate their property lines. Apps like LandGlide allow you to view parcel boundaries overlaid on satellite imagery. Many apps offer a free trial period to explore your property’s boundaries without commitment. Remember that their accuracy may vary—don’t consider them a legal substitute for a professional survey.
• Online mapping tools: Many county and municipal governments now offer online Geographic Information System (GIS) mapping tools. These interactive maps often include property line information and other useful data such as zoning designations, flood zones, and tax assessment information. The accuracy can vary, but it’s a good starting point. You can access them free from home.

Physical Markers of Property Boundaries

Sometimes, the best way to find your property lines is to look for physical markers on your land. These tangible indicators are clear visual cues about where your property begins and ends.

• Buried survey pins: You might find steel bars buried in the ground at the corners of your property. These survey pins are typically placed during official surveys to indicate your property’s boundaries. While they may have become buried over time, you can often locate them using a metal detector. Before digging to find these pins, call 811 (the national call-before-you-dig hotline) to avoid damaging underground utility lines.
• Fence lines and walls: Existing fences or walls can give you a general idea of property lines, especially in older neighborhoods. But fences are not always built exactly on property lines. Your neighbors might have agreed to place fences inside their lines, or previous owners might have put up fences without accurate surveys. So, while fences can help, don’t rely on them without verification.
• Utility boxes and meters: Utility installations such as electric, water, and cable boxes are often near property lines. They’re not definitive markers, but their locations can hint at where your property might begin or end. Utility companies typically install these devices close to property lines for easy access, but their exact placement can vary.

Legal Ways To Determine Property Lines

Professional services are the most reliable option when you need a legally binding determination of your property lines. Use these methods if you need accuracy and legal documentation.

• Hire a licensed land surveyor: This is the most accurate method to determine property lines. These professionals use specialized equipment and techniques to measure and map your property boundaries precisely. A professional survey will provide you with a detailed report and often physical markers of your property lines. While this service can cost several hundred dollars or more, depending on your property’s size and location, it’s an investment that can prevent costly disputes and provide peace of mind.
• Hire a real estate attorney: A real estate attorney helps you interpret legal documents, navigate local property laws, and represent your interests if a dispute arises. They can also help you review and understand survey results.
• Obtain a title insurance policy: Getting a title insurance policy provides extra protection. It ensures that any issues discovered after your purchase are resolved by defending against claims or fixing the problem financially. While it doesn’t directly show you your property lines, it does protect you against potential boundary disputes.

How To Read and Interpret Property Line Documents

Understanding how to read property line documents can be a challenge. These documents often contain technical language and specific measurements that require careful interpretation. We explain some key terminology and concepts below.

Deciphering Metes and Bounds Surveys

Older property documents traditionally use metes and bounds surveys. These descriptions define property boundaries using the geography’s physical features, directions, and distances. For example, a description might read, “From the point of beginning, north 100 feet to an oak tree, then east 150 feet to a stone marker.” If you’re having trouble understanding a metes and bounds description, consider consulting a surveyor or real estate attorney for clarification.

Understanding Plat Maps

Plat maps are drawings that show the divisions of a piece of land. They typically include lot numbers, street names, and the dimensions of individual properties. When reading a plat map, pay attention to the scale. It’ll help you translate the measurements on the map to the actual distances on your property. Look for your lot number and note the dimensions listed for each side of your property. Remember that plat maps may not account for changes over time, so it’s always best to verify this information with current surveys or county records.

When To Seek Professional Help for Property Line Issues

While do-it-yourself (DIY) methods can provide a general understanding of your property lines, there are situations where we recommend professional assistance. It costs more but gives you peace of mind and can save you from legal and financial troubles later. Being sure about your property lines is much better than guessing and risking costly mistakes or disputes with neighbors. For the most accurate and legally binding answers, hire a licensed land surveyor in these scenarios:

• Complex boundary disputes: If you disagree with a neighbor over property boundaries, it’s often best to seek professional help. When the disagreement persists even after a survey, consulting with a real estate attorney may be necessary to understand your legal rights and options.
• Large home improvement projects: Before starting large home improvement projects, especially those near your property’s edges, we recommend confirming your exact land boundaries. This information is particularly important for building additions, fencing, or landscaping near property lines.
• Property sale preparations: If you’re selling your property, you must clearly understand your exact property lines. Potential buyers want to know what they’re purchasing, and any uncertainties could complicate or delay the sale.