In the digitally driven real estate markets of New Hanover, Pender, Onslow, and Brunswick counties, the first thing most buyers do is pull up the county GIS. Whether you are scouting a lot in Hampstead or checking backyard depth in Wilmington, the colorful boundary lines over satellite imagery feel official.

Relying on County Geographic Information System (GIS) lines to determine property boundaries is one of the most common, and expensive, mistakes coastal homeowners make. In North Carolina, GIS is a tax and assessment tool, not a legal boundary instrument. To understand what you actually own, you need to distinguish between the digital convenience of GIS, the recorded framework of a plat map, and the legal precision of a physical survey.

The GIS Limitation: “For Information Purposes Only”

If you scroll to the bottom of GIS portals in places like Brunswick or Onslow County, you will usually find a disclaimer stating the data is not survey-accurate. GIS boundary lines are often created by fitting older map data over aerial imagery, then adjusted over time as parcels change.

In older coastal areas like Southport or Oak Island, boundaries were often established decades ago using markers that no longer exist. It is normal for a GIS line to be off by five, ten, or even twenty feet. Building a privacy fence, driveway expansion, shed, or pool based on a digital line can create an encroachment that triggers title problems, neighbor disputes, forced removal, or a settlement later.

The Plat Map: The Recorded Subdivision Blueprint

A plat map is a recorded document at the Register of Deeds showing how a larger tract was subdivided into lots. It matters because it is part of the legal record that defines the neighborhood layout.

• What a plat map shows: lot dimensions, easements, rights-of-way, and subdivision geometry for areas like Leland or Surf City.
• The gap: a plat map typically represents the subdivision as designed, not the property as used today. It will not confirm where the driveway actually sits, whether a neighbor’s shed crosses the line, or how decades of shoreline movement in Topsail changed what is practically usable.

The Survey: Your Only Legal Defense

A physical boundary survey is a boots-on-the-ground measurement performed by a licensed North Carolina Professional Land Surveyor (PLS). Unlike GIS and unlike most plat maps, a survey is a legally defensible snapshot of your property as it exists today.

In Southeastern NC, a survey is especially valuable for:

• Identifying encroachments: discovering a retaining wall, fence, or structure crossing the boundary before you close.
• Setback verification: confirming compliance with local setback rules before you plan an addition in Wrightsville Beach or similar high-scrutiny areas.
• Elevation and flood documentation: many coastal transactions also rely on elevation information to support flood insurance underwriting and accurate risk pricing.

Strategic Advice for Coastal Buyers

Do not assume that because a home has existed for 30 years, the boundaries are settled. In historic districts and beach communities with narrow lots, even inches can trigger a title insurance exception or a permitting problem. During due diligence in New Hanover or Brunswick County, budget for a new survey. It is the document that turns “I think this is mine” into “I can prove this is mine.”

Your Next Step

Protecting your investment starts with knowing exactly where your land begins and ends. At Aspyre Realty Group, we coordinate with reputable surveyors across Southeastern North Carolina to help you confirm boundaries, spot encroachments early, and close with clarity about what you are buying.