Most homeowners focus on pricing, staging, and market timing when preparing to sell their house. But there’s a less-talked-about issue that can derail a sale, slow a closing, or significantly reduce your net proceeds: neighbour-related property boundary issues, encroachments, and shared-maintenance obligations. If you’re selling in Bucks County and your property adjoins others, this dilemma may affect you — and having the right guidance can make all the difference.
Why this issue almost never makes the headlines, yet it matters
Boundary disputes, overhanging trees, shared driveways, fence maintenance, old easements — these issues often fly under the radar because they are “soft” problems: they don’t show up on a standard home inspection, mortgage appraisal or listing photo. But they do show up when a buyer’s attorney scrutinizes title work, when the buyer orders a survey, or when a closing is delayed by neighbours or local code. Many sellers assume “it’ll never go that far” — but the truth is, it can.
The sorts of scenarios you might not expect
- Your neighbour’s tree overhangs your roof, and recently dropped heavy limbs — the buyer asks for indemnification or you face a lien.
- A fence you’ve assumed marks your property actually encroaches on your neighbour’s lot and the neighbour has never signed off — the buyer insists on a survey resolution.
- An easement — perhaps for utilities, access or pipes — is documented in your records but not shown in your listing, and the buyer discovers it might limit how you or they can use the land.
- Shared driveway or septic system maintenance obligations exist with a previous owner or neighbour but weren’t disclosed or resolved. The buyer is uneasy about future cost sharing.
- A boundary line changed decades ago by mutual use (like a landscaped “in-between” zone) and the neighbour now demands removal or formal legal adjustment before the buyer will proceed.
How these issues impact your sale
- Delay in closing — The buyer’s attorney may require a new survey, neighbour sign-offs, or legal documentation before moving forward.
- Reduced offer or renegotiation — A buyer may deduct tens of thousands if they perceive risk or will incur future cost (e.g., removing a tree, resolving an encroachment, splitting driveway costs).
- Buyer walk-away — In a competitive market the buyer may decide the risk isn’t worth it and choose a different home with no boundary complications.
- Post-closing liability — If you knowingly failed to disclose a boundary issue or easement, you could face legal claims after the sale.
What a savvy Bucks County homeowner (and seller) should do
- Order or review a current property survey — If you haven’t had one in years, get one. Confirm boundaries, easements, encroachments.
- Check records for shared obligations — Search for recorded easements, shared driveways, or septic/utility arrangements.
- Inspect neighbour conditions — Trees, fences, walls, drainage. If your neighbour’s tree is failing or boundary fence is leaning, it may raise buyer concerns.
- Disclose proactively — Even if the issue is minor or “historical”, document it in your seller’s disclosure. Transparency builds trust.
- Resolve or negotiate in advance — If your tree is a risk, cut it before listing. If a fence is encroaching, see if the neighbour will sign a release or you adjust price accordingly.
- Work with a real estate agent experienced in local nuance — Glen Guadalupe knows Bucks County’s neighbourhoods, surveying quirks, and local practices. He’ll help you anticipate what a buyer’s attorney will ask.
Why Glen Guadalupe is uniquely positioned to help
Selling a home in Levittown, Newtown, Yardley, or Bristol has its own local quirks — property line history, older homes with informal boundaries, estates with multi-owner lots. Glen has guided dozens of homeowners through these seldom-discussed boundary and neighbour-risk issues. His process includes pre-listing risk checks, working with surveyors, and helping resolve or disclose boundary concerns so that you approach the market confidently and avoid surprises.
The bottom line
If you’re preparing to sell your home in Bucks County, don’t let a hidden boundary, tree, fence or easement issue silently undermine your deal. Anticipating it before listing sets you apart, protects your proceeds, and ensures a smoother transaction. With Glen Guadalupe guiding you, you’re not just listing a house—you’re navigating every detail so you can move forward with clarity.
Visit glenguadalupe.com to start the conversation and get a full evaluation of your home’s market readiness — including any boundary or neighbour-risk concerns.
