Eminent Domain (Condemnation and Just Compensation)

The government's power to take private property for public use, which the Constitution allows only with just compensation, and the owner's rights when it does.

Looking for a lawyer rather than a definition? Skip to the state-by-state list of Eminent Domain law firms.

What it means

Eminent domain is the power of the federal, state and local governments, and of some utilities and other entities they authorize, to take private property for public use. The Fifth Amendment limits it: private property may not be taken for public use without just compensation, and the same limit applies to the states. The formal process is condemnation, in which the government makes an offer, and if the owner does not accept, files a court case in which the main question is usually what compensation is owed.

"Public use" is read broadly. The Supreme Court held that a city could take homes for a private economic development plan expected to benefit the public (Kelo v. City of New London, 545 U.S. 469 (2005)). Many states responded by restricting takings for economic development under their own constitutions and statutes, so state law often gives owners more protection than the federal minimum. Just compensation is generally the property's fair market value (United States v. 564.54 Acres of Land, 441 U.S. 506 (1979)). When only part of a property is taken, damage to the value of the remainder can be compensable, and the federal Uniform Relocation Assistance Act provides relocation payments and services to people displaced by federally funded projects (42 U.S.C. § 4601 et seq.).

A taking can also happen without condemnation. If the government physically occupies property, or a regulation goes so far that it amounts to a taking, the owner can bring an inverse condemnation claim. A regulation that deprives land of all economically beneficial use is a taking (Lucas v. South Carolina Coastal Council, 505 U.S. 1003 (1992)), other regulations are judged by their economic impact and character (Penn Central Transportation Co. v. New York City, 438 U.S. 104 (1978)), a regulation granting a right of physical access to private property is a per se taking (Cedar Point Nursery v. Hassid, 594 U.S. 139 (2021)), and an owner may bring a federal takings claim in federal court without first suing in state court (Knick v. Township of Scott, 588 U.S. 180 (2019)).

Where this comes from

When people hire a lawyer for this

Do not accept or reject the first offer before getting your own appraisal and advice: the government's appraisal may leave out damage to the remaining property, business losses where state law allows them, or relocation benefits. Some states require the government to pay part of the owner's appraisal or legal costs, and many eminent domain lawyers are paid from the increase they obtain over the offer. Deadlines to challenge the taking itself can be short, so act when you first receive notice.

Worried about the cost? A lawyer can be hired for one part of a case only (limited-scope representation), may be paid from what a claim recovers (contingency fee), or may be free through a pro bono program or legal aid; a court can also waive its own filing fees.

Find Eminent Domain law firms in your state

Choose your state to see Eminent Domain law firms in the city where we list the most; your city may be under “other cities”, A to Z. A state marked “Real Estate” has no Eminent Domain listing yet and opens the broader page.

• Alabama (Birmingham)
  +1 other city

  • Montgomery
• Alaska (Anchorage)
• Arizona (Chandler)
  +6 other cities

  • Gilbert
  • Glendale
  • Mesa
  • Phoenix
  • Scottsdale
  • Tucson
• Arkansas (Little Rock)
• California (Long Beach)
  +19 other cities

  • Anaheim
  • Bakersfield
  • Chula Vista
  • Fontana
  • Fremont
  • Fresno
  • Irvine
  • Los Angeles
  • Modesto
  • Oakland
  • Oxnard
  • Riverside
  • and 7 more with fewer listed firms
• Colorado (Aurora)
  +2 other cities

  • Colorado Springs
  • Denver
• Connecticut (Bridgeport)
• Delaware (Wilmington)
• District of Columbia (Washington)
• Florida (Hialeah)
  +5 other cities

  • Jacksonville
  • Miami
  • Orlando
  • St Petersburg
  • Tampa
• Georgia (Atlanta)
• Hawaii (Honolulu)
• Idaho (Boise)
• Illinois (Chicago)
• Indiana (Fort Wayne)
  +1 other city

  • Indianapolis
• Iowa (Des Moines)
• Kansas (Kansas City)
  +1 other city

  • Wichita
• Kentucky (Lexington)
  +1 other city

  • Louisville
• Louisiana (Baton Rouge)
  +1 other city

  • New Orleans
• Maine (Portland)
• Maryland (Baltimore)
• Massachusetts (Boston)
• Michigan (Detroit)
• Minnesota (Minneapolis)
  +1 other city

  • Saint Paul
• Mississippi (Jackson)
• Missouri (Kansas City)
  +1 other city

  • St. Louis
• Montana (Billings)
• Nebraska (Lincoln)
  +1 other city

  • Omaha
• Nevada (Henderson)
  +2 other cities

  • Las Vegas
  • North Las Vegas
• New Hampshire (Manchester)
• New Jersey (Jersey City)
  +1 other city

  • Newark
• New Mexico (Albuquerque)
• New York (New York City)
  +2 other cities

  • Buffalo
  • Rochester
• North Carolina (Charlotte)
  +5 other cities

  • Durham
  • Fayetteville
  • Greensboro
  • Raleigh
  • Winston-Salem
• North Dakota (Fargo, Real Estate)
• Ohio (Cincinnati)
  +3 other cities

  • Cleveland
  • Columbus
  • Toledo
• Oklahoma (Oklahoma City)
  +1 other city

  • Tulsa
• Oregon (Portland)
• Pennsylvania (Pittsburgh)
  +1 other city

  • Philadelphia
• Rhode Island (Providence)
• South Carolina (Columbia)
• South Dakota (Sioux Falls)
• Tennessee (Memphis)
  +1 other city

  • Nashville
• Texas (Houston)
  +12 other cities

  • Arlington
  • Austin
  • Corpus Christi
  • Dallas
  • El Paso
  • Fort Worth
  • Garland
  • Irving
  • Laredo
  • Lubbock
  • Plano
  • San Antonio
• Utah (Salt Lake City)
• Vermont (Burlington)
• Virginia (Chesapeake)
  +3 other cities

  • Norfolk
  • Richmond
  • Virginia Beach
• Washington (Seattle)
  +1 other city

  • Tacoma
• West Virginia (Charleston)
• Wisconsin (Madison)
  +1 other city

  • Milwaukee
• Wyoming (Cheyenne)

Related terms

Other entries in the same area of law, each written from the same primary sources.

• Adverse PossessionThe doctrine by which a person who occupies land they do not own, openly and continuously for the period the state sets, becomes its owner - the elements, the "color of title" and tax-payment variations, and why it decides fence and driveway disputes far more often than it transfers whole parcels.
• Boundary Line DisputeHow property lines are established, why fences and old surveys so often disagree with the deed, the doctrines that can move a boundary, and how disputes are resolved.
• Breaking a LeaseWhat a tenant owes when leaving before a fixed-term lease ends, the landlord's duty in most states to re-rent, and the situations in which the law lets a tenant end a lease early.
• Construction Defect ClaimsAn owner's or association's claim against a builder, developer, contractor or design professional for defects in how a home or building was designed or built.
• Deed Types: Warranty, Special Warranty and QuitclaimWhat the different forms of deed promise about the title they convey - the general warranty deed's guarantee against every defect, the special warranty deed's narrower one, and the quitclaim deed's none - and what each is used for.
• EasementA legal right to use someone else's land for a defined purpose, without owning it.
• Eviction (Unlawful Detainer)The court process a landlord must use to make a tenant leave - and in most states, the only lawful way to do it.
• Foreclosure (Judicial and Non-Judicial)The process by which a mortgage lender takes and sells a home after default - the court-supervised route some states require and the trustee's sale others permit, the federal servicing rules that must be followed first, the loss-mitigation alternatives, and what the borrower can still owe or reclaim after the sale.
• HOA Covenants and Assessment LiensThe recorded restrictions that bind every owner in a planned community or condominium, the association that enforces them, and the assessment lien that lets it foreclose on a home for unpaid dues - what the documents control, how they are amended and enforced, and the limits the states have placed on association power.
• Homeowners Insurance ClaimHow a property loss claim actually works - what the policy covers, the duties it imposes on you, and where claims most often fail.
• Implied Warranty of HabitabilityA landlord's obligation to keep a rented home fit to live in - one the lease usually cannot sign away.
• Land Use and ZoningThe local rules that decide what can be built where, and the variances, special permits, rezonings and appeals an owner uses when the rules stand in the way.
• Loan Modification and Foreclosure AlternativesThe options a homeowner behind on a mortgage can ask the servicer for - forbearance, repayment plans, loan modification, short sale and deed in lieu - and the federal rules on how servicers must handle the request.
• Mechanic's Lien (Construction Lien)The statutory lien a contractor, subcontractor, supplier or laborer may record against a property for unpaid work or materials - the preliminary notices and filing deadlines that make or break it, why an owner who paid the general contractor can still face a subcontractor's lien, and how the lien is enforced or released.
• Private Nuisance (Neighbor Disputes)When a neighbor's noise, smoke, odors, light, water or trees become a legal wrong, how courts weigh the harm, and what remedies are available.
• Purchase Contract ContingenciesThe conditions in a home-purchase agreement that let a buyer walk away with the deposit - inspection, financing, appraisal, sale of the buyer's current home, title - how each is exercised and waived, and what happens to the earnest money when the deal fails.
• Quiet Title ActionThe lawsuit that asks a court to declare who owns a property and to remove a competing claim from the record - used to clear an old mortgage never released, a break in the chain of title, a tax-sale or adverse-possession claim, or a deed that should never have been recorded.
• Security DepositMoney a tenant leaves with a landlord against damage or unpaid rent - held under state rules that usually require an itemized accounting within a fixed period after move-out.
• Seller Disclosure DutiesWhat a seller of a home must tell a buyer about the property - known material defects, water intrusion, structural and system problems, and under federal law lead-based paint - the state disclosure forms, the "as is" sale, and what a buyer can do when a problem was concealed.
• Title Search and Title InsuranceThe examination of public records that establishes who owns a property and what claims stand against it, and the insurance policy that pays if that examination missed something - who is protected by the lender's policy, who by the owner's, and what neither covers.
• Transfer-on-Death DeedA recorded deed that leaves a house to someone at death while changing nothing during life - available in many states, and not all.

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