Buying land in Four Corners can feel straightforward until you study the plat and notice a dashed line or note that changes everything. You are not alone if plat maps seem technical at first glance. With a little guidance, you can read them confidently, spot red flags early, and protect your plans. This simple guide breaks down key plat elements, local due diligence steps in Gallatin County, and a practical checklist to use before you write an offer. Let’s dive in.
What a subdivision plat is
A subdivision plat is a recorded map prepared by a licensed surveyor that shows how a larger parcel is divided into lots, blocks, streets, rights-of-way, and reserved areas. It creates the legal descriptions used for deeds and often includes dedication statements, certificates, and notes about restrictions. In Four Corners, a recorded plat is essential for conveying title, obtaining permits, and confirming access and utilities.
Plats matter because they show where you can build, how you reach the property, and where utilities may run. They also tie your lot to zoning and private covenants that control setbacks, uses, and minimum lot sizes. Lenders, title companies, and permitting authorities all rely on the plat to match the deed and a current survey before closing or issuing permits.
How to read a plat map
Understanding the major parts helps you evaluate any lot quickly.
Title block and basics
Look for the subdivision name, phase, sheet number, county, date, and scale. The scale and north arrow orient you to distances and direction on the ground. If benchmarks or elevations are shown, they help correlate the plat to topography.
Legal description and dedication
The text ties the plat to section, township, and range and often includes a dedication for roads or utilities. Certification blocks with signatures confirm surveyor, owner, and county approval. Recorded approval stamps and document numbers show the plat is part of the public record.
Lot lines, bearings, and areas
Each lot is numbered and shows distances and compass bearings along the boundaries. Many plats list lot area by square feet or acres. Curved lines include radius, arc length, and chord data to define the curve precisely.
Blocks, tracts, and reserves
Blocks group lots. Tracts or reserves often mark common areas, stormwater facilities, open space, or utility parcels. These areas can carry use restrictions or maintenance obligations, so note any labels or notes.
Rights-of-way and streets
Road centerlines, right-of-way widths, and street names show how the subdivision connects to public systems. Notes may state whether roads are dedicated to the county or private. Private roads can come with maintenance responsibilities that affect your budget.
Easements
Easements are usually dashed lines or shaded bands labeled for a purpose, for example “Utility Easement” or “Drainage Easement,” often with a width. Some plats reference separate recorded easement documents. An easement can limit where you place driveways, structures, or septic systems even if no visible improvements exist.
Setbacks and building envelopes
Some plats draw setback lines or a building envelope within each lot. Others rely on zoning or covenants to set setbacks. If both the plat and zoning apply, you generally must satisfy the stricter standard.
Notes and restrictions
General notes may cover minimum setbacks, allowed uses, or septic and well requirements. Plats often reference separate covenants, conditions, and restrictions. Always obtain and review the CC&Rs if referenced.
Certifications and recording info
County approval stamps, recording dates, and instrument numbers verify the plat’s status. These details help you confirm that conditions of approval were met and that the plat matches current title records.
Why plats matter for permits and financing
You want your deed, recorded plat, and any current survey to align. If they do not, title companies may exclude coverage, lenders may hesitate to fund, and the county may delay permits. Plats also confirm legal access, roadway status, and the location of utilities, which influence your construction timeline and cost.
Many development constraints appear first on the plat. These include easements, drainage features, flood limits, and notes that point to separate covenants. If you plan to build, every line on the plat is relevant to how and where your project fits.
Step-by-step: Pull and review a Four Corners plat
Use these local steps to start clean due diligence in Gallatin County.
- Obtain the recorded plat
- Pull the recorded plat from the Gallatin County Clerk and Recorder or view it through Gallatin County GIS.
- Confirm the recording instrument number and date.
- Order a title commitment
- Request a current title commitment from a reputable title company.
- Review easements, mineral reservations, liens, and exceptions that affect the lot.
- Call Gallatin County Planning
- Confirm current zoning and permitted uses for the lot.
- Ask whether the plat had conditions of approval and if they have been satisfied.
- Check for any recent variances or code changes that affect the subdivision.
- Confirm septic and water with Health and DNRC
- Contact Gallatin City-County Health for septic requirements and soil/site evaluation expectations.
- If you will rely on a well or water rights, inquire with the Montana DNRC about permits and records.
- Check flood risk and drainage
- Review FEMA flood maps for flood zone designations near streams or low areas.
- Compare any floodplain or drainage notes shown on the plat.
- Verify access and utilities
- If access relies on a private road, get the recorded access and road maintenance agreement.
- Call local utility providers to confirm electric, gas, and broadband availability and any easement needs.
- Survey and site conditions
- Order or review a boundary or ALTA/NSPS survey to verify corners and look for encroachments.
- For steep or sensitive sites, consider soils or geotechnical review.
Quick checklist before you write an offer
Use this concise list to help you move fast and reduce surprises.
Documents to confirm early
- Recorded plat located and verified through county records.
- Preliminary title commitment reviewed for easements, liens, and reservations.
- Parcel tax map and parcel ID confirmed.
- Legal access to a public road or recorded access easement verified.
- Copy of subdivision CC&Rs and any HOA documents obtained.
Early phone checks
- Gallatin County Planning for zoning, minimum setbacks, and outstanding plat conditions.
- Gallatin City-County Health for septic feasibility and permitting steps.
- FEMA flood map quick review for flood zone flags.
During inspection or contingency period
- Boundary or ALTA/NSPS survey to verify monuments and building envelopes.
- Perc test, septic feasibility, or soil report as needed.
- Well logs, DNRC water rights check, or municipal/district water availability.
- Topographic and slope analysis for design, erosion, and drainage.
- Utility capacity and service confirmations with any extension agreements.
- Road condition review and copies of road maintenance agreements for private roads.
- Resolve survey-related title items and secure necessary title endorsements.
Contract protections
- Include contingencies for title review, survey, septic and water feasibility, and access/road condition.
- If the plat lists unfinished public improvements, request evidence of completion or performance bonds.
Common Four Corners red flags
Watch for these issues when you review plats in Gallatin County:
- Ambiguous or overlapping easements that cut through likely building areas.
- No recorded maintenance agreement for a private access easement.
- Floodplain limits, drainage ways, or wetlands noted on or near the lot.
- Roads shown as private with unclear ownership or acceptance by the county.
- Small or irregularly shaped lots that make septic placement and setbacks hard to satisfy.
- Utility easements along frontages or mid-lot that restrict house and driveway placement.
- Plat approval conditions still outstanding or missing documentation of completion.
- Conflicts between deed legal description, recorded plat, and current survey.
Plat terms made simple
Here are the common terms you will see and what they mean:
- Plat: The recorded map dividing land into lots and blocks.
- Lot line, bearing, distance: Boundary lines with compass direction and length.
- Right-of-way: Land reserved for public road or utility use.
- Easement: A legal right for a specific use across a portion of property, such as access or utilities.
- Setback: Minimum distance between a structure and a lot line, street, or easement.
- Building envelope: The area inside a lot where construction is allowed.
- CC&R: Private rules that govern how lots can be used in a subdivision.
- ALTA/NSPS survey: A detailed survey often required by lenders and title insurers.
- Dedication: When a landowner grants roads or other areas to the public, recorded on the plat.
How we help you navigate plats
If you are weighing a lot in Four Corners, you want a clear, confident path. We help you pull the right records, translate the technical details, and coordinate the calls with Planning, Health, utilities, and surveyors. You get a single experienced broker guiding title review, survey questions, and negotiations so you write a stronger offer with the right protections.
Ready to assess a specific lot or subdivision? Reach out to review the plat together and build a practical due diligence plan tailored to your goals. To get started, connect with Bozeman Realty for local guidance and a calm, step-by-step process.
FAQs
What is a subdivision plat and why do I need it?
- A subdivision plat is the recorded map that defines lot boundaries, rights-of-way, and easements, and it is required for clear title, permitting, and financing.
How do I find the plat for a Four Corners property?
- Request the recorded plat from the Gallatin County Clerk and Recorder or view it through Gallatin County GIS, then confirm the recording instrument number and date.
What should I look for first on a plat map?
- Confirm legal access, note any easements and setbacks, check road status, and verify lot dimensions and area; then read the notes and any references to CC&Rs.
Do I still need a survey if the plat is recorded?
- Yes, a current boundary or ALTA/NSPS survey can verify corners, reveal encroachments, and confirm building envelopes that the recorded plat alone may not resolve.
How do setbacks work if the plat and zoning both list them?
- You usually must meet the stricter standard, so confirm both the plat notes and current zoning with Gallatin County Planning before designing or placing structures.
Who maintains a private road shown on the plat?
- Maintenance typically follows a recorded road maintenance agreement among lot owners; obtain and review that document to understand obligations and costs.
What if a floodplain is shown near the lot on the plat?
- A mapped floodplain may limit building locations and increase permitting or construction costs, so confirm current FEMA maps and consult local officials early.
