I've attached pictures of everything I have access to and none of it looks like the regulators I'm seeing in videos. Someone told me the regulator could be with the meter underground. I'll have to buy a penta socket to access it if that could be the case.

 

All I see is water distribution. No means to adjust pressure.
I see a ground box but my x-ray vision can't see into it.

Take the cover off and look inside.

 

Pete, I mentioned the cover in the text if you didn't see that. Is it common for a regulator to be with the meter underground?

 

There is not always a pressure regulating valve in every system.

It would be kind of tight in a meter box but I guess it could be in there. Here in NJ I've never seen a utility water box. All our meters are in the basement as we are in a freeze zone.

If you're in a non freeze zone than anything can be in the ground.
We'll await your purchase of a socket.

 

Our meters are at the road in a meter 'box' Normally the pressure reducer valve is shortly after the supply enters the house. My house doesn't have a PRV but my house is several hundred feet above the meter. I'm lucky if I get 50 psi spikes at night.

Have you tested your pressure with a gauge? if so what does it run?

 

What is your current PSI?

That is not your water meter as it states electric on the lid.

Meter box is smaller.

If you gad a PRV it would be below that hot/cold manifold

 

I'm in San Antonio and we live on a hill (not too high up but on a hill). My gauge says 90 psi was coming out of both garden hose attachments. Should I check the psi on the water heaters too? I looked inside the wall under the hot/cold manifold and I can't get to anything beyond it.

I'll buy a socket for the meter cover today and post a picture of what's inside.

Previously, my realtor "sent his father over" as a favor to lower the pressure while we were out. He says it was adjusted but I don't believe him as it was 90 psi when we moved in. If his father adjust anything it would have been outside the house because we didn't leave anything unlocked.

 

90 psi is a little high, I think most shoot for 60 or so.
Occasionally the exterior spigots aren't protected by the PRV but the regulator would have to be inside the house if that was the case.

 

Is that a PRV at the very top of the first photo?

 

@Wirepuller38 I added a better picture of that part. I'm not sure.

 

Found the water meter and one additional underground chamber. I think I see a shut-off with the meter but no regulator. What's going on in the other spot?

 

Those devices on the bottom look like taps into a system for pressurizing.
Is there anything legible on the labels ?

That brass fitting looks like a strainer with a bleeder port. That may be there to help drain the water out of the system or to keep dirt from those manifold valves. It's not a pressure regulator.

Y strainer

 

While there are small differences between brands, a PRV looks like this - https://www.lowes.com/pd/Cash-Acme-E...lve/1000385923

 

Well, there was a third underground section about a foot from the water meter. The cover was completely overgrown with grass and impossible to spot without digging around. I cleaned it up and It's got the regulator in there.

Two final questions...

1. What's the proper way to decide on how much to lower it?
2. Should I bother checking the water heater tank's pressure?

 

You'd need to connect a gauge to the house. Typically on an outside spigot is easiest. You'd need to read the pressure. Lower the PRV setting. Allow some water out of the faucet to relieve pressure. Put gauge on and read again. Adjust a few turns at a time.

Turning the adjustment in/clockwise on the regulator raises the pressure.

 

That other device with the test ports coming out is a back flow preventer

 

Take a pic of the PRV. we would like to see it.