While it may be hard to believe, many land parcels in Vermont have never been properly surveyed, which can cause problems when it comes time to purchase. When trying to understand the boundaries of a property you’re interested in be careful of "survey" maps that may only be a drawing of the property. A true survey map will have metes and bounds (angles and distances), as well as the stamp of the registered surveyor who did the work. In past times the surveyor did not have to register the survey with the town, but many times we can find the survey in the archives of the town clerk's office with a little patience and time.
Old deeds will also contain survey points, and if you can find one point it is often a great help in finding the others. Don't be surprised, however, if one of the points is an old maple tree that has long since rotted away. Don’t rely too much on fence lines either, as they may zig-zag back and forth twenty to thirty feet as the farmer tried to avoid swamps or ledges.
I also use the Vermont Agency of Natural Resources website, which will usually have the tax map which shows approximate bounds and by using contours and clearings and such it can be helpful in finding approximate bounds.
Sometimes, however, maps and deeds aren’t enough to get a true sense of a large property. Luckily, I enjoy spending "woods time," following old fence lines or stone walls trying to figure out where the old time farmers felt were the property lines - with the use of GPS devices it is much easier these days. If you were to lace up your hiking boots and accompany me on one of these jaunts, we would tie colorful flagging to mark the lines, (and on the barbed wire fences as well, to help others avoid stumbling into the rusty wires).
If we are lucky we may find something else helpful while we’re walking - survey points where adjoining land owners have had their property surveyed, or where a forester has marked areas for logging operations. We can also usually rely on the State of Vermont and large forestry companies to do a good job in marking their bounds to protect the woodland from being logged by others.
As a buyer, you can also ask the owner for a survey by a registered Vermont land surveyor in your offer to purchase, so you can find out about potential problems before you sign the closing papers. I also often recommend a meeting with adjoining land owners, because agreeing on the property points can avoid trouble after the sale. Working with a Realtor who truly understands that Under All is the Land can only benefit you when you’re buying land of any size.