GIS Mapping, Property Lines? GPS coordinates Deed Questions

22Rimfire

22Rimfire

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As always I'm sure we have someone here that is an expert on this subject. We are looking at a lot in Wilkes county and I'm having trouble determining the property lines. I have the deed from 2009 which notates GPS coordinates and in that deed it has a 60 foot right of way/water right as far back as 1969 to a 35.5 acre tract. I do not see that anywhere on the GIS map. I'm assuming it could have been subdivided since then. Still valid?

Any help via PM would be greatly appreciated. Thank you
 
have you tried the wilkes county GIS map and printed it off? that should get you close enough on the property lines without having to hire a survey team, which i still would do.

then talk to a real estate lawyer after that to verify the ROT in the deed
 
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Tim said:
Pay the $6-700 for a proper survey is the only way to go.
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110% going to do that if I make an offer and go under contract. No question. That said before I spend the time hiring someone I'm trying to get a good idea of what the property layout actually is. Central NC everything is pretty easy as they are small lots and flat. Western NC (as you know) is a little more challenging. Seems like no one in Wilkes or Ashe County pays for a survey either. Of the 10 properties we looked at only 2 had marking tape!
 
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backwoodsshooter said:
have you tried the wilkes county GIS map and printed it off? that should get you close enough on the property lines without having to hire a survey team, which i still would do.

then talk to a real estate lawyer after that to verify the ROT in the deed
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Playing around with it now. Going to take some time to figure it out for sure. Thanks
 
Download the hunting app OnX. Then license the private property lines data.

or....shoot me a PM with an address and I’ll take screen shots.
 
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Goto the website LandsOfAmerica.com, enter Wilkes County, NC, and find a listing with a map that shows property lines for all parcels. Then move over to the lot you are interested in and check it out.

Or get the OnX hunting app.
 
22Rimfire said:
As always I'm sure we have someone here that is an expert on this subject. We are looking at a lot in Wilkes county and I'm having trouble determining the property lines. I have the deed from 2009 which notates GPS coordinates and in that deed it has a 60 foot right of way/water right as far back as 1969 to a 35.5 acre tract. I do not see that anywhere on the GIS map. I'm assuming it could have been subdivided since then. Still valid?

Any help via PM would be greatly appreciated. Thank you
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Many GIS maps do not include easement info. I would presume that the easement is still valid.
 
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Agree with Scsmith. Been looking at GIS maps for years and have never seen a notation of an easement. GIS maps are notoriously inaccurate. They are just a basic idea of where and how the property lies. You should still be able to come close to findinig the corner markers though if it is close. Ten years isn't too old of a survey. Look for hash marks on trees, old fence lines, get a Harbor Freight metal detector and get in the right area and you will probably find the pins.
 
Scsmith42 said:
Many GIS maps do not include easement info. I would presume that the easement is still valid.
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Came here to say this

I work with Plats, deeds, and GIS daily

if the easement is on a plat, even if it’s 200 years old and hasn’t been undone legally and then replatted/resurveyed and recorded with the county, it’s likely still in effect


As far as the GIS lines being inaccurate; it depends on how old the survey is that was used to draw them. Our office redraws the lines daily based on updated surveys and info. I guarantee a new survey done yesterday for a subdivision is pretty darn accurate with the property lines for example. Grandpas farm that was drawn up in 1804 that uses tree stumps and boulders as the boundary markers...not so much
 
I work off GIS maps daily. Sometimes they are so accurate I can look at a dead tree on the map, call someone in the office have them measure it then pull that same length off the tree and find a property corner. Then again, sometimes they just draw the damn property line through the house.
 
noway2 said:
I paid $4,000 for 56 and change Acres about 4 years ago, mostly wooded.
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4 years ago in this market is a life time.
In the last year alone the market has exploded.
The price I was given may be an I’m too busy to accommodate your wishes but it can’t be far off.
16 years ago we cut 10 acres out of our tract to use for the bank loan on the house. It was basically a one sided shot from the road to one side uof the property. It was 750$
This 67 (90% trees) acres had large streams and in some of deeper gullies it was very thick. A deer killers dream.
Regardless they didn’t get the go ahead.
 
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Tailhunter said:
And why would that be?
Reputable company.
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They're busy and a heavily wooded lot with lots of terrain change can be an absolute time sink. If the market is booming, rest assured they are working, and many are tied up in doing most of their work with developers. Cutting line and running a boundary around your heavily wooded lot isn't a money maker or a fantastic way to spend 3 or 4 days when folks have their week filled with doing 10 layouts on scraped lots at 300 bucks a pop.
 
Here is a perfect example of how I spend some days, just parcels of nothing but this crap, wth hidden easement features, creeks, corners that haven't been marked in 50 years, etc. If the corners are missing and nothing is where it is supposed to be and we spend a ton of time working on it, the margin gets thin.

20201014_124214.jpg
 
The honorable thing to do would be to quote a fair price based upon labor hours and put them in queue if they agree, not pricing something absurd because you have your nose up a developers butthole.
 
noway2 said:
The honorable thing to do would be to quote a fair price based upon labor hours and put them in queue if they agree, not pricing something absurd because you have your nose up a developers butthole.
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Is what it is.

Good, fast, cheap; pick 2

Edit without flippancy - developers are steady, easy gigs. I haven't been doing this long, but I'm assuming if they are 90% of your work and the market tanks, you go with them.

As far as pricing "honorably", it really is a crapshoot to know how easy or challenging a survey will be. Nobody is going to agree to an hourly rate if the hour estimate ranges from 4-48 hours 8.5 weeks from now, you know?
 
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GIS maps are basically tax assessment maps and has no true representation of a survey. Also a survey easement in itself has no power unless it is granted through public record or accepted by government as a plat of record. Lots of applications are on the web that will give reasonable location accuracy to locate coordinate points without using the hit and miss GIS systems. When in doubt contact your surveyor when there is a question of physical location and a attorney when one is inquiring about easements, good luck.
 
premise said:
As far as pricing "honorably", it really is a crapshoot to know how easy or challenging a survey will be. Nobody is going to agree to an hourly rate if the hour estimate ranges from 4-48 hours 8.5 weeks from now, you know?
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There’s nothing wrong with saying, “we charge $X per hour. Based on the situation, we anticipate it will take Y hours, and be at a cost of $Z, but if we run into A,B,C it may be more. Most people are honorable and reasonable sad understand uncertainty, especially when it comes to a plot of land with oddities.
beamernc said:
He is looking at a 4 acre plot and the ROW crosses the property to get to a 35 acre tract.
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That alone would cause me some serious reservations. We bought a plot of land that we access via a ROW easement and we looked at a house / plot of land and walked away because of a ROW easement. The one we walked away from had a 30’ easement on it and the adjoining property. There were two more lots to be sold, one running behind all 10 lots and the one next to the lot we were interested in. The two, lots were for sale as a package, not individually. There was no reason the access to the back lot, which was much larger, couldn’t have been through the one undeveloped lot. If someone had acquired the lot next to the one we we’re interested with the existing easement, they would have had legal access to destroy the tree buffer and claim part of the existing driveway. I wasn’t going there. I made an offer contingent on getting the easement removed. I was told they tried but the owner was adamant. The “owner” is / was on the Lee county board of commissioners. His profile picture was of an angry faced little fat man tyrant.

Seriously, this is the sort of thing people get shot and killed over.
 
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