It’s honestly wild how often the physical stuff on the ground doesn’t match the digital or paper records.
This right here is what gets me every time. You’d think with all the tech we have now, these records would be airtight, but nope—half the time I’m standing in a field with a client, waving my phone around, and the “official” line is running through a tree that’s been there for 80 years. It’s almost like the more digital tools we get, the more ways there are for things to get muddled.
I totally agree about not trusting GIS as gospel. I’ve seen those maps off by ten feet or more, which is a nightmare if you’re trying to site a house or even just put up a fence. And don’t get me started on utility easements—sometimes it feels like nobody actually knows where they are until you dig and hit something you shouldn’t have.
You’re smart to bring in a surveyor and go straight to the county office. It’s not cheap, but honestly, it’s way less expensive than having to move a foundation or tear out a driveway later. I wish more folks realized that before they start building. The online stuff is fine for getting a general idea, but when it comes down to legal boundaries and easements? Paper records and boots on the ground still win every time.
One thing I’ll add: even surveyors can disagree sometimes, especially if you’re dealing with old subdivisions or rural parcels where markers have moved (or vanished). I had one job where we found three different “official” plats from different decades, all showing slightly different lines. We ended up having to get everyone—neighbors, county folks, surveyors—in one place just to hash it out.
It’s frustrating for sure, but you’re definitely not alone in feeling lost with these online tools. If anything, your experience sounds pretty typical from what I’ve seen. At least you caught it before pouring concrete... that’s when things really get messy.
even surveyors can disagree sometimes, especially if you’re dealing with old subdivisions or rural parcels where markers have moved (or vanished)
That’s the part that always surprises clients—everyone expects a single “truth,” but land records are messy. I’ve had projects where the GIS map, the deed, and the fence line all told different stories. It’s wild how much detective work goes into something as basic as a property line. Digital tools are handy for quick checks, but I’d never trust them for anything critical. Honestly, I wish counties would invest more in updating their records, but until then, it’s always a mix of old-school legwork and a bit of luck.
I’ve had projects where the GIS map, the deed, and the fence line all told different stories.
Happens way more than people think. Here’s my process: always start with the deed, then check county records, then walk the site. If anything doesn’t line up, I call in a surveyor. Those online maps are just a rough guide—never trust them for building setbacks or easements. Learned that the hard way on a job where the “official” map was off by almost ten feet... not fun.
DIGGING INTO PROPERTY EASEMENTS—ANYONE ELSE FIND ONLINE TOOLS CONFUSING?
- Been there, done that—my neighbor’s fence is still a few feet off because of a bad online map.
- Deeds are king, but even those can be vague. County records help, but sometimes it feels like a treasure hunt.
- Walking the property is a must. I once found an old iron pin in the weeds that settled a big argument.
- Surveyors aren’t cheap, but they’re worth it if things get weird. Beats moving a shed later... trust me.
Walking the property is a must. I once found an old iron pin in the weeds that settled a big argument.
That iron pin story hits home. I remember when we bought our place, the online plat map put our back line almost 10 feet off what the deed said. Here’s how I handled it: first, tracked down the original deed (not just the summary), then compared it to county GIS—which was a mess. Next, walked every inch, looking for markers or old fencing. Finally, bit the bullet and hired a surveyor when nothing lined up. Not cheap, but way better than fighting with neighbors later. Online tools are fine for general ideas, but if you want peace of mind, boots on the ground and a pro’s tape measure are hard to beat.
