Fayette County AL Assessor Property Search 2026

Fayette County, Alabama • owner, parcel, GIS, tax, exemption and deed help

Find the Correct Fayette County Parcel

This page covers Fayette County, Alabama. Use the county’s public GIS for parcel research, the Revenue Commissioner for assessment and property-tax matters, and Probate land records for deeds, mortgages, liens and plats.

The guide explains how to search rural and improved property, fix missing owner or address results, understand the 7% assessment cap, apply for homestead or current use, appeal a value and verify a tax payment.

Choose the Correct Tool Search Step by Step Review Deadlines

Revenue Commissioner 205-932-6081 Assessment, exemption, property-tax and office-routing help.

Property taxes due October 1 Review the official account before the year-end deadline.

Delinquency begins After December 31 A missing paper statement does not remove the tax obligation.

Courthouse address 113 Temple Avenue North Fayette, Alabama 35555.

Fast Answer

For a Fayette County, Alabama parcel, begin at the official Fayette Public GIS index. Choose the standard map on a computer or Mobile Map on a phone. Use the Revenue Commissioner’s Office for assessed value, exemptions, mailing corrections, tax balances and receipts. Use Probate Online Services for deeds and recorded land documents.

Wrong-state warning: do not use a Fayette County portal from Kentucky, Georgia, Pennsylvania, Texas or Tennessee. Confirm that every government page refers to Fayette County, Alabama.

Independent guide: this website is not a county office, consumer reporting agency, title company or payment processor. Do not use a public property record alone for credit, employment, insurance or tenant-screening decisions.

Choose the Correct Fayette County Property Tool

A parcel map, assessment account, tax-payment page and recorded deed are separate records. Open the source that matches your task.

Find a parcel, owner or map location

Use Fayette Public GIS for owner and parcel research, aerial context, approximate parcel shape, road location and neighboring property.

Official Fayette County public GIS index Open Fayette Public GIS

Check value, class or exemption

The Revenue Commissioner handles appraisal, assessment, exemptions and property-tax administration. Call when the record shows incorrect acreage, structures, ownership, classification or exemption information.

Official Fayette County Revenue Commissioner Open Revenue Commissioner Page

Search or pay a property-tax bill

Use the county-supported payment service, select Fayette County, Alabama and verify the owner, parcel, property description and tax year before authorizing payment.

County-supported property-tax payment service Select Fayette County, AL

Find a deed, mortgage, lien or plat

Choose Look up Land Records in Fayette County Probate Online Services. The assessment owner is a useful search clue but does not replace the recorded deed.

Fayette County Probate online land records Search Probate Land Records

Office-routing rule: GIS locates the parcel, the Revenue Commissioner handles assessment and tax, Probate maintains recorded instruments, and a licensed surveyor establishes legal boundaries.

How to Search Fayette County Alabama Property Records

Use one clean search clue, confirm the parcel on the map and save its identifying number before moving to tax, exemption or deed research.

Confirm the Alabama county

Check that the property is in Fayette County, Alabama and not another state. Match the community, ZIP code and Alabama county name before entering personal information.

Choose desktop or mobile GIS

Use the standard public GIS on a laptop or desktop. Choose Mobile Map from the GIS index when using a phone or small tablet.

Search one field first

Start with an owner surname, shortened street or road name, or parcel number from a tax notice, deed, closing document or prior county record.

Open the most likely map result

Compare road position, parcel shape, displayed owner, acreage and neighboring parcels. Similar owner names do not prove that the parcel is correct.

Review assessment details

Check the owner display, parcel identifier, physical and mailing addresses, legal description, land value, improvement value, property class and exemptions.

Save the parcel information

Record the parcel number, owner format and legal-description clues. Use them when calling the Revenue Commissioner or searching Probate land records.

Search by Owner, Address, Road or Parcel Number

Information available	Best first search	Retry method
Individual owner	Enter the last name or a short name combination.	Try a spouse, estate, former owner or address.
Trust, company or estate	Use one distinctive entity word.	Remove punctuation and words such as LLC, Inc., Trust or Estate.
Street address	Use the house number and main road name.	Remove city, ZIP code, unit, direction and street suffix.
County Road or highway	Use the road number or distinctive road word.	Try County Road, Co Rd, CR, Highway and Hwy separately.
Parcel number	Copy it exactly from an official record.	Check every digit before removing a space or separator.
Vacant rural land	Find a nearby road, owner or known parcel in GIS.	Move across adjoining parcels to the target tract.
Recent buyer	Search the address and seller name.	Confirm the latest deed through Probate land records.

Useful rural-land technique: locate a known neighbor or road intersection, open that parcel and move outward on the GIS map until the target tract is identified.

Fix Missing, Duplicate or Outdated Property Results

Problem	Likely reason	Next action
Full address returns nothing	The county may store another road abbreviation or no complete situs address.	Search only the road name, then locate the tract visually.
Owner name is missing	The property may be assessed to an estate, trust, LLC, spouse, heir or prior owner.	Search the address and deed parties.
One owner has many parcels	Several tracts may be separately assessed.	Compare acreage, road position, parcel number and legal description.
Previous owner still appears	Assessment ownership may update after the deed is recorded.	Save the deed reference and ask the Revenue Commissioner what documentation is needed.
Old parcel number no longer works	The parcel may have been divided, combined or remapped.	Ask which current parcels replaced or absorbed the old account.
Tax payment is not visible	Processing delay, returned transaction or payment applied to another account.	Keep the confirmation and call before paying again.
Map acreage differs from the deed	GIS is an assessment map, not a legal survey.	Review the deed and plat and obtain a survey when needed.

What the Fayette County Property Record Shows

Read appraisal, assessment, tax and legal-document fields separately. A public GIS result is useful research but is not proof of clear title or an exact boundary.

Record field	How it helps	Important limitation
Owner display	Shows the owner or taxpayer carried on the assessment record.	Recent deed changes may not yet appear.
Parcel identifier	Links map, assessment and tax-account research.	Splits and combinations can create new identifiers.
Physical address	Helps identify an improved parcel.	Vacant or rural land may not have a full address.
Mailing address	Shows where notices and statements may be mailed.	A recorded deed does not automatically correct every mailing record.
Fair market value	Shows the county’s annual appraisal before the assessment ratio is applied.	It is not the final taxable value or tax bill.
True assessed value	Market or current-use value multiplied by the applicable property-class percentage.	It can differ from capped taxable assessed value.
Taxable assessed value	The assessed-value base after applicable 7% cap treatment and before exemptions.	Separately calculated charges may not be capped.
Land and improvement values	Separates land from houses, barns, garages and other improvements.	Report nonexistent or incorrectly measured improvements with evidence.
Exemption or class	Helps confirm owner-occupied, agricultural, forest or commercial treatment.	A seller’s exemption or class may not continue for a buyer.
Legal description and acreage	Helps match the parcel to deeds and plats.	Use certified documents and a survey for legal decisions.

Use Fayette Public GIS on a Computer or Phone

The official GIS index provides different routes for office or home computers and mobile devices.

Desktop or laptop

Use the standard public GIS website.
Search a short owner, road or parcel entry.
Compare several parcels before selecting one.
Review map and aerial context.
Save the parcel identifier for later searches.

Phone or small tablet

Choose Mobile Map from the GIS index.
Use landscape orientation when controls overlap.
Search a nearby known parcel when the target has no address.
Zoom gradually and allow map layers to load.
Capture the parcel identifier, not only the map image.

Boundary warning: GIS lines do not establish title, survey monuments, fence placement, easements, road rights or legal acreage.

Official Fayette County public GIS Choose Standard or Mobile GIS

Fayette County Alabama Property-Tax Calendar

October 1 — Alabama tax year begins

Property taxes become due and payable. Ownership, occupancy and property use around this date can affect classification and exemption questions.

October 1 through December 31 — primary action period

Review the tax account, claim qualifying exemptions, assess newly acquired property and complete current-use or personal-property filings.

December 31 — last day before delinquency

Resolve mailing, escrow, payment and account problems before year end. Do not rely solely on receiving a paper bill.

January 1 — unpaid taxes are delinquent

Penalty, interest and collection consequences can apply. The ordinary current-use application period also closes around this date.

After written valuation notice — generally 30 days

A written protest to the County Board of Equalization generally must be filed within 30 days after the owner receives written notice of valuation.

Do not combine deadlines: a property-value appeal can be due before the tax bill is issued or becomes delinquent.

How Alabama Property Tax Is Calculated

Property class	Assessment ratio	Typical property
Class I	30%	Utility property used in the utility business.
Class II	20%	Property not otherwise classified, including many commercial and rental properties.
Class III	10%	Qualifying owner-occupied residential, agricultural, forest and historic property.

Planning formula: appraised or current-use value × assessment ratio = true assessed value. Taxable assessed value minus applicable assessed-value exemptions, multiplied by millage and divided by 1,000, produces a rough tax estimate.

One mill equals one dollar of tax for each $1,000 of taxable assessed value. Use the actual parcel’s current millage because municipality, school, fire and other district rates can differ.

How Alabama’s 7% Assessment Cap Works

The cap applies after annual appraisal. It can limit the taxable assessed-value increase for eligible Class II and Class III real property without freezing full market value.

Annual review

Every eligible parcel is reviewed each year. Exclusion in one year does not automatically exclude the parcel in the next year.

General ceiling

When applicable, the taxable assessed value is limited to 1.07 times the prior year’s taxable assessed value.

Lower value controls

If the current true assessed value is below the cap ceiling, the lower true assessed value is used.

$20 rounding rule

The county rounds the capped value to the nearest $20 increment. When ordinary rounding would exceed the 7% ceiling, the value is rounded down to the nearest $20.

Example: prior taxable assessed value of $20,000 produces a raw 7% ceiling of $21,400. If current true assessed value is $24,000 and no exclusion applies, taxable assessed value may be limited to $21,400 before exemptions.

Events that can remove the cap for the entire parcel

Event	Potential result	Owner check
Ownership change	The parcel can be assessed at current true assessed value.	Do not use the seller’s old bill as the buyer’s guaranteed future bill.
Family, spousal or death transfer	Some transfers for nominal consideration or following death may avoid the ordinary ownership exclusion.	Give the county the deed and relationship facts.
Property-class change	Moving between Class II and Class III can remove the cap.	Converting a home to rental use can create a classification change.
Previously unassessed property	An escaped or newly discovered improvement can exclude the parcel.	Review structures or land components newly added to the account.
New improvement	A new house, canopy, garage, outbuilding or pool can exclude the entire parcel.	Ask which improvement was newly assessed.
Significant improvement	Major structural additions or extensive renovation can remove the cap.	Separate substantial work from ordinary maintenance.
Tax increment district	Property in a qualifying district can be excluded.	Ask whether a district boundary applies to the parcel.

Ordinary maintenance versus significant improvement

Ordinary maintenance examples

Painting.
Changing flooring.
Repairing a roof.
Replacing ordinary fixtures.
Routine updates that do not fundamentally change the structure.

Significant improvement examples

Adding rooms or a garage.
Moving walls or increasing square footage.
Complete kitchen, bathroom or floor renovation.
Installing major new building systems.
Constructing an outbuilding or swimming pool.

Parcel splits, combinations and manufactured homes

A newly created split parcel is treated as previously unassessed and is excluded from the cap until the following tax year.
The remaining parent parcel can stay subject to the cap unless another exclusion applies.
Owner-requested parcel combinations generally remain subject to the cap unless another exclusion applies.
A Class II or Class III manufactured home assessed for ad valorem tax rather than registered can receive real-property cap treatment.
Property receiving current-use valuation can also be capped unless an exclusion applies.

Cap gap: taxable assessed value can increase while market value decreases when the taxable amount remains below current true assessed value.

The cap does not limit: business personal property, market value, millage or independently calculated fire, timber, garbage and similar charges.

Official Alabama 7% cap guidance and administrative rule

Read the State Cap Guide Open the Cap Rule PDF

Fayette County Property-Tax Planning Estimator

Enter current figures from the assessment record or notice. This tool illustrates Alabama assessment ratios and a possible 7% cap ceiling; it does not decide legal eligibility.

Appraised or current-use value

Real-property class

Prior taxable assessed value, optional

7% cap planning assumption

Taxable assessed value shown on notice, optional

Exemption in assessed-value dollars

Combined millage

True assessed value —

Approximate cap ceiling —

Value after exemption —

Estimated tax —

Estimate only. Planning help only. Not an official tax bill or cap decision.

Fayette County Homestead Exemptions

A homestead is generally an owner-occupied single-family principal residence and associated land not exceeding 160 acres.

Situation	What to review	Documents to prepare
Regular owner-occupied residence	Standard state and county homestead treatment.	Recorded deed, Alabama identification, parcel number and principal-residence evidence.
Owner age 65 or older	Age-based state and county categories, some of which use income limits.	Age proof and current state or federal income documents requested by the county.
Permanent and total disability	Disability-based homestead treatment regardless of age.	Accepted benefit records or the official physician affidavit.
Blind owner	State and county blind-owner exemption provisions.	Documentation accepted by the assessing office.
New buyer	Whether the seller’s exemption is still temporarily displayed.	New recorded deed, identification and occupancy information.

Income-limit check: Alabama’s state homestead page currently links to prior-year income memoranda. Ask Fayette County which memorandum, tax return and income period apply to the filing you are making in 2026.

Before visiting the Revenue Commissioner

Confirm that the deed is recorded in the applicant’s correct legal name.
Bring Alabama identification showing the principal-residence address.
Save the parcel number and property location.
Prepare age, income, disability, blind-status or veteran documentation when relevant.
Ask which October 1 ownership and occupancy date controls the exemption year.
Recheck the property record after processing.

Disability form warning: Alabama’s physician affidavit states that knowingly giving false information can result in twice the retroactive tax for up to 10 years plus 15% annual interest.

Official Alabama homestead guidance and physician affidavit

Review Homestead Categories Open the Disability Affidavit

Current-Use Valuation for Farm and Forest Property

Eligible Class III agricultural, forest, residential or historic property can be valued according to qualifying current use instead of speculative development value.

Application rules

Apply to the county assessing official between October 1 and January 1.
Describe the property and its actual qualifying use.
Provide aerial photographs when requested for forest property.
Expect additional documentation for parcels of five acres or less.
Keep a complete copy and proof of filing.

Buyer and use-change rules

A new owner must submit a timely new application.
Current-use status does not automatically transfer with the deed.
Confirm continued agricultural or forest use.
Review rollback exposure before development or conversion.
Ask about treatment after a parcel split.

Information requested by the state application

Application section	Information to prepare
Taxpayer	Current ownership, mailing address and telephone number.
Parcel description	Uniform parcel number, county, township, area, section, quarter-section, block and parcel details when applicable.
Acreage by use	Row crop, pasture, timber, homesite, historic property and other acreage.
Zoning	Whether any portion is zoned and the purpose of the zoning.
Recent acquisition	Purchase date, deed book/page, price and purchase purpose when acquired within five years.
Included values	Improvements, timber, allotments, mineral rights and other property included in the purchase price.
Execution	Signature, position, firm information and notarization.

Three-year rollback exposure

When qualifying current-use property is converted to a nonqualifying use, the assessing official can calculate additional taxes for the three years preceding the tax year that begins after conversion, or for the shorter period in which the parcel received current-use treatment.

Before changing use: contact the Revenue Commissioner and obtain professional advice before converting farmland or forestland to residential development, commercial use or another nonqualifying purpose.

Official Alabama current-use guidance and application

Review Current-Use Rules Open the Current-Use Form

How to Appeal a Fayette County Property Value

A valuation appeal is filed with the County Board of Equalization. It is different from paying the bill, changing a mailing address or correcting a deed.

Record the written-notice date

Alabama generally gives an owner 30 days after receiving written notice of valuation to file the written protest.

Audit the property facts

Check acreage, building area, structures, condition, land use, property class, exemption, current-use treatment and map location.

Identify the exact disagreement

Separate a market-value dispute from an incorrect structure, ownership issue, exemption problem, class change or 7% cap question.

Collect focused evidence

Use comparable sales, closing records, photographs, repair estimates, surveys, measurements, private appraisals and land-use documentation.

File a written protest

Call the Revenue Commissioner for the current Board of Equalization filing instructions and keep a dated copy and delivery proof.

Prepare a short hearing file

State the parcel, current value, requested value or correction and the strongest supporting documents.

Market-value evidence

Comparable arm’s-length sales.
Adjustments for acreage, building size and condition.
Recent representative purchase documents.
Photos and repair estimates.
A supported requested value.

Factual-correction evidence

Survey or recorded plat.
Building measurements.
Photos of removed or nonexistent improvements.
Recorded deed.
Documents showing actual agricultural, forest or residential use.

Ask which value is being disputed: market value, true assessed value and capped taxable assessed value can be different numbers.

Official Alabama valuation-appeal guidance Review the 30-Day Appeal Rule

Search, Pay and Verify Fayette County Property Taxes

Select Fayette County, Alabama

The payment website serves more than one county. Confirm the Alabama county before beginning the search.

Match the correct account

Verify the owner, parcel, property description and tax year. Do not pay based only on a familiar surname.

Review the entire balance

Check current tax, older delinquency, penalty, interest, collection charges and previous payments.

Read fees before submitting

Confirm card, electronic-check or service charges on the checkout page because payment terms can change.

Save and verify the receipt

Keep the confirmation, tax year, parcel or account number, amount and transaction date. Recheck the account after processing.

Mortgage escrow

Ask the lender whether it received the bill, which parcel it plans to pay and the expected payment date.

Payment not posted

Do not immediately submit a second payment. Call with the confirmation, amount and bank transaction.

Receipt needed

Provide the tax year, parcel or account, payment date, amount and payment method.

No statement received: search the official account and contact the Revenue Commissioner before December 31. A mailing problem does not automatically cancel penalty or interest.

Fayette County property-tax payment route Select Fayette County, AL

Find Fayette County Deeds, Mortgages, Liens and Plats

The assessment record provides an owner clue. Probate land records provide the recorded instruments affecting legal ownership and interests.

Identify the parcel first

Save the assessment owner, parcel number, legal description and approximate transfer date.

Choose Look up Land Records

Probate Online Services also offers probate-case and marriage records, so select the land-record option.

Search both deed parties

Try grantor and grantee names, spouses, estates, trusts, maiden names and company variations.

Compare legal descriptions

Match section, township, range, lot, block, subdivision, acreage or another legal identifier.

Obtain the required copy

An online image may support research. Contact Probate when a certified copy or official recording assistance is required.

Online-order warning: the Probate portal states that refunds are provided only for overpayments. Verify the document before completing an order.

Fayette County Probate online services Search Land Records

Research Delinquent Property and Alabama State Inventory

A delinquent-property transcript is a research lead, not proof of clear title, availability, legal access or investment value.

What the state transcript does not show

The physical street address.
Guaranteed current availability.
Clear title.
Legal access or property condition.
Every private lien or ownership dispute.

What to verify before paying

Parcel and legal description.
Current state-inventory status.
Redemption or later payment.
Probate deeds, mortgages, liens and judgments.
Access, occupancy and title risk.

State-held property process

The state transcript is updated weekly.
A price-quote applicant generally receives 10 calendar days to remit payment after the quote is issued.
If the state has held the tax-sale certificate for less than three years, the purchaser receives an assignment of the certificate.
If the state has held the certificate for more than three years, a tax deed is issued.
Neither an assignment nor a tax deed automatically provides clear title.

Legal-risk warning: Alabama advises prospective purchasers to consult a competent attorney before buying tax-delinquent property.

Official Alabama delinquent-property guidance Review State Delinquent Property

Special Property Situations

Manufactured home

Ask whether the home is registered separately or assessed for ad valorem tax as a real-property improvement. Search the land owner and home owner separately when they differ.

Business personal property

A real-estate parcel search may not show business machinery, furniture, equipment or leased assets. Contact the Revenue Commissioner for the current return and filing deadline.

Inherited or heir property

Search the deceased owner, estate and heirs. Probate or estate records may be needed before the assessment owner can be corrected.

New Fayette County Property Owner Checklist

Verify public records

Confirm the deed was recorded in the correct name.
Save the recording reference and parcel number.
Check whether assessment ownership has updated.
Verify physical and mailing addresses.
Review acreage, structures and property class.
Report significant factual errors.

Protect tax benefits

Apply for the correct homestead exemption.
Reapply for current use when required.
Do not assume the seller’s capped value continues.
Check for older delinquent taxes.
Confirm mortgage-escrow responsibility.
Recheck the account before December 31.

Permanent record folder: keep the closing disclosure, deed, title policy, survey, parcel number, assessment notice, exemption approval, current-use application, tax statement and payment receipts together.

Fayette County Property Contacts and Courthouse Hours

Office	Use it for	Current details
Revenue Commissioner	Value, assessment, class, exemptions, property-tax bills and collections.	205-932-6081 113 Temple Avenue North Fayette, AL 35555
Revenue Commissioner mailing	Written forms and correspondence.	P.O. Box 337 Fayette, AL 35555
Probate Office	Deeds, mortgages, liens, plats, recording and certified copies.	205-932-4519 205-932-4566 113 Temple Avenue North Fayette, AL 35555
Courthouse hours	Plan an in-person visit.	Monday: 8:00 a.m.–5:00 p.m. Tuesday–Friday: 8:00 a.m.–4:00 p.m.

Assessment call

“I am calling about parcel [number]. The record shows [specific problem]. Is this an appraisal correction, exemption issue, mapping question or Board of Equalization matter?”

Payment call

“I am calling about tax year [year] for parcel or account [number]. Please confirm the current balance, payment posting, delinquency amount and receipt options.”

Deed-record call

“I need a recorded land document. I have the party name, approximate date, parcel number and legal-description details. Which search or certified-copy process should I use?”

Before traveling: confirm holiday closures and department availability. Monday courthouse hours are longer than Tuesday through Friday.

Official Fayette County and Alabama Resources

Open the official source only after identifying the record or action needed.

Fayette Public GIS

Parcel, owner, map and mobile-GIS research.

Open Public GIS

Revenue Commissioner

Assessment, exemptions, property tax and office information.

Open Revenue Office

Property-tax payment

Select Fayette County, Alabama and verify the account.

Open Payment Service

Probate land records

Deeds, mortgages, liens, plats and other recorded instruments.

Open Land Records

County courthouse

Current physical address and Monday through Friday hours.

Open Courthouse Page

Alabama county directory

State-listed Fayette County appraisal and GIS contacts.

Open State Directory

Property-tax assessment

Assessment ratios, property classes and millage explanation.

Review Assessment Rules

Homestead exemptions

Owner-occupied, age, disability and blind-owner guidance.

Review Homestead Rules

Current-use valuation

Application timing, documentation and rollback information.

Review Current Use

7% assessment cap

Eligibility, exclusions, $20 rounding and annual review.

Review the Cap

Assessment appeal

Written protest and 30-day Board of Equalization guidance.

Review Appeal Guidance

Delinquent property

Weekly transcripts, state-held property and title warnings.

Review Delinquent Property

Fayette County Alabama Property Search FAQ

Which Fayette County does this guide cover?

This guide covers Fayette County, Alabama. It does not cover Fayette County in Kentucky, Georgia, Pennsylvania, Texas, Tennessee or another state.

What is the official Fayette County Alabama property search?

Use the Fayette Public GIS index for parcel and map research. Contact the Revenue Commissioner for assessment, exemptions and property-tax information.

Can I search Fayette County property by owner name?

Use the GIS search and start with the owner’s last name or one distinctive trust or business word. Search the address or previous owner when the expected name is missing.

Can I search Fayette County property by address?

Yes. Start with the house number and main road name. Remove the city, ZIP code, direction and road suffix if the full address does not work.

When are Fayette County Alabama property taxes due?

Alabama property taxes become due October 1 and become delinquent after December 31. Check the official account even when no paper statement was received.

How does Alabama’s 7% assessment cap work?

The cap generally limits the annual increase in taxable assessed value for eligible Class II and Class III real property. Ownership changes, classification changes, new improvements and significant renovations can remove the cap.

How do I apply for a Fayette County homestead exemption?

Contact the Revenue Commissioner at 205-932-6081. Prepare the recorded deed, Alabama identification, parcel information and any age, income or disability documents required for the exemption category.

How long do I have to appeal a Fayette County property value?

Alabama generally allows 30 days after receiving written notice of valuation to file a written protest with the County Board of Equalization.

Where can I search Fayette County deeds and liens?

Use Fayette County Probate Online Services and choose Look up Land Records. Contact Probate when a record is unavailable online or a certified copy is needed.

Is the Fayette County GIS map a legal survey?

No. GIS helps locate parcels but does not establish title, exact acreage, legal boundaries, easements, road rights or fence locations.

Complete the Search in the Correct Order

Confirm Fayette County, Alabama, locate the parcel in GIS, save its parcel identifier and move to the Revenue Commissioner or Probate Office for the action you need.

Before paying or appealing, verify the tax year, property class, exemption, true assessed value, taxable assessed value and 7% cap treatment. Use recorded documents for ownership and a survey for legal boundaries.