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building a fence

Fence Placement and Adverse Possession

In working buying a home with an existing fence, or buying a fence, the need for a good boundary survey can not be overstated.   

In the legal profession, there's a saying: "Good fences, good neighbors make; bad fences, bad neighbors make."  

My education in this area came from a real estate transaction years ago where I was representing an attorney.  I had experiences with fences extending over the property line, but this fence was 4' inside the property line.   Surely there could be no problem with that!   But there was.   My client described 'adverse possession' and started to send me page after page of case law regarding the subject.   

What I learned then was that if a fence is 10 years old and it was improperly placed inside the property lines, such that the neighbor was performing maintenance on a section of property, that the neighbor had the right to make a claim for that section of land.  This legal term was referred to squatters rights, or adverse possession.  In order to validate the claim, one would have to seek counsel, file a suit to quiet title.   

To prevent this from happening, particularly if a person is just buying a home where the risk of this is happening, legal assistance is important.   Sometimes the counsel from the title company can assist in preparing quit claim deeds to the neighbors so that their apparent right is mitigated.   

From our point of view, the important thing is to get a survey, so that this isn't something that blindsides you later!

Compton Heights Homes for Sale

$1,249,000
5 Beds ⋅ 4 Baths ⋅ 26035404 MLS ⋅ ACTIVE Status
Built in 1897 by Herman Huessler, this Classic Revival landmark in the heart of historic Compton Heights pairs century-old splendor with a meticulous, museum-quality renovation — backed by significant recent investment from the current owners. 5 bedrooms, 3.5 baths, plus a 2,500-square-foot carriage house, a rarity in this market. The chef’s kitchen anchors the main level with a 48” Wolf range(2023), a built in Sub-Zero refrigerator, two butler’s pantries, a wine cooler, and dual prep sinks. A grand staircase rises beneath a stunning art glass window, framed by oversized pocket doors, six original marble fireplaces, hardwood floors throughout, and hand-carved millwork, paneling, and columns. Newly recarpeted stairways and landings and striking decorative light fixtures in the living and dining rooms add fresh polish to the home’s historic bones. The primary suite offers a spa-caliber retreat with a 6x8 shower, dual exotic granite vanities, custom travertine, and a large stained glass window. A beautifully updated second guest bath features a 6-foot soaker tub, alongside two additional guest bedrooms and a dedicated laundry room. The third floor adds a media room, mini kitchen, guest bedroom and bath, and a private office. A private drive beneath the porte cochère leads to the carriage house — recently upgraded with new ceiling fans and additional electrical outlets throughout, and the site of countless weddings and celebrations over the years. Outside, owners installed a saltwater pool, a newly rebuilt rear deck, and a custom built tigerwood privacy fence. A whole-home Sonos audio system — speakers and amps, indoors and out — was fully replaced, and zoned HVAC with an efficiency boiler delivers instant hot water heat throughout. A rare opportunity for buyers who demand the craftsmanship of a century-plus home, recently and thoughtfully reinvested in, with finishes that exceed the most discerning expectations.

3117 Russell Blvd, St Louis
$1,095,000
26024036 MLS ⋅ ACTIVE Status
A rare commercial partnership opportunity inside one of St. Louis’s most distinctive properties: Songa Studios St. Louis, in the historic Fleur-de-Lys mansion in Compton Heights. We are assembling a small group of commercial partners to operate and grow a one-of-a-kind cultural venue and event destination. Ideal partners include: — Wedding & event planning businesses with an established book of business for weddings, corporate events, and private functions. — Catering operations ready to anchor a premier event venue. — Real estate development partners — architects, builders, developers — to help build an artist-in-residence compound in the backyard. — A wellness partner to manage the lower level, with plans for an upscale musical wellness center in the spirit of Palm Health, weaving live music into the wellness experience. We lean toward partners who, beyond their professional craft, practice a creative art of their own — music, film, painting, or the wellness arts. The entire property is linked in real time — wireless microphones and cameras, full two-way audio and video across all three levels — operating as a live television studio where music is improvised with the audience, not performed at it, featuring top St. Louis musicians of all ages alongside the city’s cultural patrons. True creators create for silence, not applause. Artists art for that feeling, that silence. Have you ever felt that silence — that wonder, awe, and grace, when artistic beauty quiets the room? We call that feeling Songa. When you invite true artists into your life, pay them well and let go of creative control, they will make your life everything you hoped for — and nothing you could have dreamed. We are lighting a fire to call St. Louis talent home from LA, Broadway, Nashville, Miami, Austin, Denver, and Boulder. The mansion offers eight bedrooms, seven baths, gracious formal entertaining spaces, two full culinary kitchens, a two-room live studio with isolated drum booth and Whisper Room™ vocal booth, and a private garden setting with patios, fountains, and a detached two-car garage — flexibility for income-producing hospitality, retreats, wellness, and creative events. A chance to help build a cultural institution to rival the City Museum.

3500 Russell Blvd, St Louis
$1,095,000
8 Beds ⋅ 9 Baths ⋅ 25074947 MLS ⋅ ACTIVE Status
The staycation property of your dreams — right in your own backyard. Why spend thousands on airfare and hotels to chase culture in LA, New York, Miami, or Colorado, when the most unique destination in the country sits twenty minutes from your front door? Welcome to Songa Studios St. Louis, housed in the storied Fleur-de-Lys mansion in historic Compton Heights. The mansion is being offered through a fractional ownership model — similar to fractional jet ownership — where up to twelve families will share something money can’t usually buy: a seat on the event planning and creative committee building a cultural institution to rival the City Museum and put St. Louis back on the national cultural map. The entire property is wired and linked in real time — wireless microphones, wireless cameras, full two-way audio and video across all three levels. It operates as a living television studio, but the music is never performed at an audience. It is improvised with the audience — some of the finest professional musicians in St. Louis, of every age, mingling with the people building this city’s cultural future. We seek patrons of the artists, not patrons of the arts. Patrons of the arts put their names on the buildings. Patrons of the artists put the names in them. True creators create for silence, not applause. Artists art for that feeling, that silence. Have you ever felt that silence — that wonder, awe, and grace, when artistic beauty quiets the room? We call that feeling Songa. When you invite true artists into your family’s life, pay them well and let go of creative control, they will make your life everything you hoped for — and nothing you could have dreamed. We are lighting a fire to call our children and grandchildren home — from LA, Broadway, Nashville, Miami, Austin, Denver, and Boulder — to live and create here, alongside their families and friends. Eight bedrooms, seven baths, gracious formal entertaining spaces, two full culinary kitchens, a two-room live studio with isolated drum booth and Whisper Room™ vocal booth, and a private garden oasis with patios, fountains, and a detached two-car garage.

3500 Russell Blvd, St Louis
$849,000
10 Beds ⋅ 8 Baths ⋅ 26007183 MLS ⋅ ACTIVE UNDER CONTRACT Status
Welcome to 3550 Russell Boulevard! This home was designed by architect William Henry Gruen and constructed in 1912. Beautifully situated on an exceptionally large, corner lot, facing the Compton Hill Reservoir Park. Much of the original charm still remains. Rich wood flooring, beautiful staircase with original banister, millwork, pocket doors, hand painted ceiling, original mantles and decorative glass windows along with some of the original light fixtures. The large, private, fenced backyard offers plenty of room to relax and entertain. Square footage is approximate. City records do not include the third floor or finished basement area.

St Louis
$525,000
5 Beds ⋅ 3 Baths ⋅ 26023801 MLS ⋅ ACTIVE Status
Welcome to 2910 Allen Ave—nestled in the Compton Heights neighborhood with tree-lined streets and rich architectural charm, where timeless character meets thoughtful updates across three spacious levels of living. From the moment you drive down this dead end street, the home’s inviting curb appeal and charming covered front porch set the tone for what’s inside. You’ll immediately appreciate the beautiful blend of historic charm and modern comfort, with original woodwork, stained glass, and pocket doors seamlessly paired with fresh updates, new lighting, and some updated windows. Rich wood-look LVP floors flow throughout the main level and second levels, creating warmth and continuity from room to room. The bright new kitchen opens effortlessly to the dining area and is designed for both everyday living and entertaining, featuring 42” cabinetry with abundant storage, stainless steel appliances, quartz countertops, and a center island with seating. Just beyond, step out to the spacious and freshly stained deck—perfect for morning coffee or evening gatherings. A stylishly updated half bath completes the main level. The second level offers three bedrooms, including a primary suite that feels like a true retreat with a walk-in closet, and its own beautifully renovated full bath with a balcony which provides yet another outdoor escape. An additional updated full hall bath with laundry hookups serves the remaining bedrooms. The third floor adds incredible flexibility with two additional bedrooms—ideal for guests, home offices, or creative spaces. Outside, the huge level backyard offers room to relax or play, complemented by a one-car garage with a brand new door and opener. Additional updates include a newer boiler ('18) and two new ACs, and water heater ('25), offering peace of mind for years to come. Set within a vibrant and historic pocket of the city, this home offers a lifestyle that’s as compelling as the property itself, with easy access to nearby parks, local dining, and everyday conveniences. Just minutes from downtown St. Louis, the location blends character, connectivity, and urban ease—making it an exceptional place to call home.

2910 Allen Ave, St Louis
$97,500
1 Beds ⋅ 1 Baths ⋅ 26040693 MLS ⋅ ACTIVE Status ⋅ Adlon Condominums BLDG.
Public Remarks Charming 1BR in the sought-after Adlon Condominium building! Unit 804 features hardwood floors, fresh paint, a great view and a garage parking space. You’ll love the bright, open floor plan, with plenty of smart storage. Flexible Living/Dining room gets great Southern light. Sleeping area with French doors comfortably accommodates a Queen bed. Kitchen features painted cabinets, a gas range, and two pantry closets! Bathroom boasts cool Vitrolite tile on the walls, original tile floor and updated vanity. Condo fee covers most utilities (water, sewer, trash, heat & hot water), maintenance and landscaping of the parklike grounds. On-site laundry room, on-site bike storage and private 5' x 5' storage locker included. Leave your car in your assigned garage space and walk to parks, shopping and fantastic local restaurants! Well-managed association and wonderful community with many long-term residents. Make it your part-time pied-a-terre or enjoy the low-maintenance lifestyle full time! Either way, this is City living at its absolute best!

3438 Russell Blvd Unit 804, St Louis
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