Owning land should feel simple—you bought it, you use it, end of story. Yet fences drift, sheds creep, and old deeds leave hairline gaps. A property-line adjustment (sometimes called a lot-line adjustment) is the surgical fix: two neighbors swap or shave off slivers of ground without creating brand-new parcels. Done right, it can clear an encroachment, unlock a sale, or correct a century-old survey error—often in less time than it takes to schedule a subdivision hearing.
Why Bother Moving a Property Line?
A minor shift can remove major headaches:
- Erase an encroachment: Instead of tearing down a garage that straddles the line, absorb it into one lot.
- Square up odd shapes: A skinny “flag” tail can be trimmed to make both parcels more usable.
- Rescue a deal: A buyer may need a few extra feet for a septic setback or driveway turnaround.
- Correct survey overlaps: Modern instruments reveal gaps and overlaps hiding in older legal descriptions.
Bottom line: if both owners agree, an adjustment is the fastest legal tool for fine-tuning where one property ends and the next begins.
Adjustment vs. Subdivision
A property-line adjustment keeps the same number of lots on the tax roll, while a subdivision creates at least one new parcel that will need its own address, tax ID, and utilities. Because no new lot is born, counties treat adjustments as a lighter lift: staff-level review, lower fees, and fewer public notices. That streamlined path is what makes the process attractive—just confirm with the planning office that your proposal qualifies before you spend on surveys.
Talk, Title, and Timing
Before you hire a surveyor, sit down with your neighbor. Sketch the swap, decide who pays which costs, and pull current title reports to spot liens, easements, or lender clauses that could block the shift. A little homework up front keeps surprises—and lawyer letters—out of the picture.
The Six Legal Steps
- Hire a licensed surveyor: They locate existing pins, set any new monuments, and draft a survey map that meets county standards.
- Draft deeds of conveyance: Usually two: one for dirt moving north, one for dirt moving south. An attorney or title company can prepare them.
- Submit the application: Counties typically want the map, deeds (unsigned), title reports, an application form, and a fee.
- County review: Staff checks zoning, setbacks, road frontage, and utility easements. Clean files can be stamped “approved” in as little as two weeks.
- Sign and record: All owners sign the deeds, then file both the deeds and the survey map with the county recorder.
- Update lenders and insurers: If there’s a mortgage, send the new legal description to the bank and your title insurer so they can endorse the change.
Common Pitfalls and How to Dodge Them
- Setback squeeze: After the shift, every structure must still meet side, rear, and well-or-septic setbacks. Measure twice.
- Lender veto: If land under a mortgage changes shape, the bank has to sign off. Get their blessing early.
- Invisible easements: Power, water, and access easements travel with the land; sliding a line underneath them won’t erase the right-of-way.
- Boundary-by-acquiescence claims: If a fence has stood for decades, the neighbor on the far side may have legal ties to it. Consult counsel if any line has been “ambiguous but accepted” for a long time.
Quick FAQ
- Do both parcels need the same zoning?: Not always, but the adjustment can’t create a violation. Check minimum-lot sizes and frontage rules in each zone.
- Will my taxes skyrocket?: The assessor typically values only the dirt that changes hands. A small swap moves the needle less than most remodels.
- Can an HOA stop me?: If covenants forbid re-platting or require board consent, yes. Read your CCRs before you start.
- What if talks stall?: Without mutual consent, you’re limited to a boundary-line agreement—basically a written truce—or, as a last resort, a quiet-title lawsuit.
Final Thoughts
A property-line adjustment is the precision tool for fixing crooked boundaries, wandering sheds, or awkward lot shapes. With clear communication, a good survey, and the right local paperwork, you can realign your land in weeks—often for less than one year’s property-tax bill on the strip in question. When you’re ready to turn sketches into data-driven plans, log in to AcreValue and let our mapping tools give you the confidence to sign on the dotted line.