Property Lines: How To Find And Check Yours

Where does your neighbor’s property end and yours begin? You’ve probably always relied on a visual clue, such as your driveway or fence. But are you sure your unofficial markers indicate your official property lines? You may be wrong. And believe it or not, that foot or so difference can be a big deal.

We’ll learn what a property line is, why it’s important and how to find it.

What Is A Property Line?

A property line is the legal boundary line around a property. Property lines divide land and define who owns which pieces. While they can be defined by physical markers, such as ditches, fences and roads, the boundaries between neighboring properties are often invisible.

Even if you can't see your property lines, there can be very real consequences for crossing these boundaries. You can help prevent property line disputes with your neighbors by knowing where your property starts and ends before you begin any construction or landscaping project.

Why Do Property Lines Matter?

Knowing where your property lines are is crucial to protecting yourself, your property and your relationship with your neighbors.

Property line disputes are usually the result of a perceived encroachment, which occurs when anything from your property extends over to your neighbor's property – or vice versa. Encroachment can happen with new construction, vegetation growth and decay or storm damage. If you encroach on a neighbor’s property, the consequences can range from damaging your relationship to legal battles or easements.

Here are a few examples of actions that may lead to a property dispute if you cross over the (property) line:

• Building a new shed, swing set or other structure
• Planting trees
• Removing or trimming overgrown trees and bushes
• Removing fallen or damaged trees
• Putting up a fence
• Using a water feature near your neighbor's lawn

Depending on where you live, a few feet of real estate can also make a huge difference when preparing to sell your home and set a sales price. Getting a property survey completed can help ensure you, your neighbors and any potential buyers are all treated fairly.

How To Find Your Property Lines

Now that you know what property lines are and why they’re important – you’re probably wondering how to find out exactly where they lie. There are several sources you can check to determine your property lines.

1. Look For Physical Boundaries

While you can't rely on physical markers for official purposes, physical landmarks can often provide clues about where your property edges are. Some markers to look out for include:

• Sidewalks
• Streetlights and signs
• Fences and stone walls
• Roads
• Ditches
• Hedges and bushes
• Bodies of water

If you're lucky, you may even find wooden stakes around the edges of your property from the last time the land boundaries were surveyed. You'll probably need to get an official property survey done again before taking any significant action. But the stakes can give you a good idea of where your property line is.

2. Search For Survey Pins

Can’t find any stakes along your property line? If a survey was recently completed, use a metal detector to search for survey pins hidden in the ground.

If you do find something, you should be extremely careful before digging into the ground to investigate. Underground utility lines can also trigger a metal detector. If you need to confirm a survey pin’s location, contact 811 or a local office to check where your utility lines are before you start digging.

3. Consult Your Plat And Deed

A plat is a map that shows land divisions. The plat corresponding to your property should be available at your local zoning department office for a small fee. You should also consult your property deed. It has a detailed description of your property lines in relation to reference points, like sewer lines and streetlamps.

It may also contain a written history of changes to the property line if a previous owner sold some of the land. If you don’t have your property deed and can’t find it online, get another copy at your local register of deeds office.

With a precise property map and property deed, you can stake out your property lines with a few DIY steps:

1. Measure from the reference point to your property edge.
2. Hammer down stakes in the far corners of your lot.
3. For smaller lots, use a chalk line to strike a line on the ground from stake to stake.
4. For larger lots, add stakes between your corner stakes and run string around them.

The larger and more complex your property is, the more difficult this DIY method is. A 5,000-square-foot lot has less room for error than a multi-acre lot. Accuracy will depend on your skill level and the tools at your disposal.

4. Use An Online Resource

Online property maps are a useful, quick reference to find your property lines. They’re a great cue to satisfy your curiosity and a good place to start your research. In general, the more populated your area is, the more information you’ll find online. You can also find mobile apps that offer property line location services.

Many counties may have maps online that show property lines in the area. If searching by your address isn't helping, try going directly to your county's website. They may have online plats, a global information system (GIS) or copies of property deeds and reports.

Keep in mind, these methods shouldn’t be used for legal agreements where official property lines or a legal description is required.

5. Get A Professional Survey

If you need accuracy, you need a professional property survey, also referred to as a land survey. Boundary surveyors specialize in determining the precise location of property lines. It’s worthwhile hiring a professional if you want to build an addition or outbuilding close to your property’s edge.

The most cost-effective option is to update an existing survey if the lender or title company has one. If your home is newer, ask your neighbors, builder or homeowners association for a survey they can share. Depending on the difficulty of surveying and the size and shape of the plot, a property survey can cost anywhere from $300 to $1,000.

6. Make A Lot Line Agreement

You may want something legally accurate but don’t want to hire a surveyor. If you and your neighbor are on friendly terms, you can also consider making a lot line agreement. That’s when a property owner and their neighbor both agree on where they want the property boundaries to reside.

Once the property lines are set, everyone can feel secure in knowing which patch of dirt officially belongs to whom.

The Bottom Line: Clear Property Lines Make Good Neighbors

Your property lines can have a big impact on the decisions you make during your stay in a home. And knowing where they are can also help homeowners maintain good relationships with their neighbors. When in doubt, hire a professional to make sure the job gets done right.

Once you’ve located your property lines, you can start the planning stages of your home improvement project. As you budget for building costs, consider a cash-out refinance for larger, more expensive projects. If you have enough equity in your home, apply for a cash-out refi with Rocket Mortgage^®.