diff --git a/src/edit.c b/src/edit.c
index 1b88f61..65f2bb1 100644
--- a/src/edit.c
+++ b/src/edit.c
@@ -7962,6 +7962,17 @@
     cc = replace_pop();
     if (cc > 0)
     {
+#ifdef FEAT_TEXT_PROP
+	size_t	len_before;
+
+	if (curbuf->b_has_textprop)
+	{
+	    // Do not adjust text properties for individual delete and insert
+	    // operations, do it afterwards on the resulting text.
+	    len_before = STRLEN(ml_get_curline());
+	    ++text_prop_frozen;
+	}
+#endif
 	if (State & VREPLACE_FLAG)
 	{
 	    /* Get the number of screen cells used by the character we are
@@ -8012,8 +8023,19 @@
 	    curwin->w_cursor.col -= ins_len;
 	}
 
-	/* mark the buffer as changed and prepare for displaying */
+	// mark the buffer as changed and prepare for displaying
 	changed_bytes(curwin->w_cursor.lnum, curwin->w_cursor.col);
+
+#ifdef FEAT_TEXT_PROP
+	if (curbuf->b_has_textprop)
+	{
+	    size_t len_now = STRLEN(ml_get_curline());
+
+	    --text_prop_frozen;
+	    adjust_prop_columns(curwin->w_cursor.lnum, curwin->w_cursor.col,
+						  (int)(len_now - len_before));
+	}
+#endif
     }
     else if (cc == 0)
 	(void)del_char_after_col(limit_col);
diff --git a/src/globals.h b/src/globals.h
index d60968b..2a7ecd1 100644
--- a/src/globals.h
+++ b/src/globals.h
@@ -1658,6 +1658,10 @@
 EXTERN int ctrl_break_was_pressed INIT(= FALSE);
 #endif
 
+#ifdef FEAT_TEXT_PROP
+EXTERN int text_prop_frozen INIT(= 0);
+#endif
+
 /*
  * Optional Farsi support.  Include it here, so EXTERN and INIT are defined.
  */
diff --git a/src/testdir/test_textprop.vim b/src/testdir/test_textprop.vim
index 737ff20..d251237 100644
--- a/src/testdir/test_textprop.vim
+++ b/src/testdir/test_textprop.vim
@@ -145,6 +145,19 @@
   bwipe!
 endfunc
 
+func SetupOneLine()
+  call setline(1, 'xonex xtwoxx')
+  call AddPropTypes()
+  call prop_add(1, 2, {'length': 3, 'id': 11, 'type': 'one'})
+  call prop_add(1, 8, {'length': 3, 'id': 12, 'type': 'two'})
+  let expected = [
+	\ {'col': 2, 'length': 3, 'id': 11, 'type': 'one', 'start': 1, 'end': 1},
+	\ {'col': 8, 'length': 3, 'id': 12, 'type': 'two', 'start': 1, 'end': 1},
+	\]
+  call assert_equal(expected, prop_list(1))
+  return expected
+endfunc
+
 func Test_prop_add_remove_buf()
   new
   let bufnr = bufnr('')
@@ -180,15 +193,7 @@
 func Test_prop_backspace()
   new
   set bs=2
-  call setline(1, 'xonex xtwoxx')
-  call AddPropTypes()
-  call prop_add(1, 2, {'length': 3, 'id': 11, 'type': 'one'})
-  call prop_add(1, 8, {'length': 3, 'id': 12, 'type': 'two'})
-  let expected = [
-	\ {'col': 2, 'length': 3, 'id': 11, 'type': 'one', 'start': 1, 'end': 1},
-	\ {'col': 8, 'length': 3, 'id': 12, 'type': 'two', 'start': 1, 'end': 1},
-	\]
-  call assert_equal(expected, prop_list(1))
+  let expected = SetupOneLine() " 'xonex xtwoxx'
 
   exe "normal 0li\<BS>\<Esc>fxli\<BS>\<Esc>"
   call assert_equal('one xtwoxx', getline(1))
@@ -201,6 +206,32 @@
   set bs&
 endfunc
 
+func Test_prop_replace()
+  new
+  set bs=2
+  let expected = SetupOneLine() " 'xonex xtwoxx'
+
+  exe "normal 0Ryyy\<Esc>"
+  call assert_equal('yyyex xtwoxx', getline(1))
+  call assert_equal(expected, prop_list(1))
+
+  exe "normal ftRyy\<BS>"
+  call assert_equal('yyyex xywoxx', getline(1))
+  call assert_equal(expected, prop_list(1))
+
+  exe "normal 0fwRyy\<BS>"
+  call assert_equal('yyyex xyyoxx', getline(1))
+  call assert_equal(expected, prop_list(1))
+
+  exe "normal 0foRyy\<BS>\<BS>"
+  call assert_equal('yyyex xyyoxx', getline(1))
+  call assert_equal(expected, prop_list(1))
+
+  call DeletePropTypes()
+  bwipe!
+  set bs&
+endfunc
+
 func Test_prop_clear()
   new
   call AddPropTypes()
diff --git a/src/textprop.c b/src/textprop.c
index 526a6f0..bc41e8f 100644
--- a/src/textprop.c
+++ b/src/textprop.c
@@ -920,41 +920,59 @@
  * Called is expected to check b_has_textprop and "bytes_added" being non-zero.
  */
     void
-adjust_prop_columns(linenr_T lnum, colnr_T col, int bytes_added)
+adjust_prop_columns(
+	linenr_T    lnum,
+	colnr_T	    col,
+	int	    bytes_added)
 {
     int		proplen;
     char_u	*props;
     textprop_T	tmp_prop;
     proptype_T  *pt;
     int		dirty = FALSE;
-    int		i;
+    int		ri, wi;
+    size_t	textlen;
+
+    if (text_prop_frozen > 0)
+	return;
 
     proplen = get_text_props(curbuf, lnum, &props, TRUE);
     if (proplen == 0)
 	return;
+    textlen = curbuf->b_ml.ml_line_len - proplen * sizeof(textprop_T);
 
-    for (i = 0; i < proplen; ++i)
+    wi = 0; // write index
+    for (ri = 0; ri < proplen; ++ri)
     {
-	mch_memmove(&tmp_prop, props + i * sizeof(textprop_T),
+	mch_memmove(&tmp_prop, props + ri * sizeof(textprop_T),
 							   sizeof(textprop_T));
 	pt = text_prop_type_by_id(curbuf, tmp_prop.tp_type);
 
-	if (tmp_prop.tp_col >= col + (pt != NULL && (pt->pt_flags & PT_FLAG_INS_START_INCL) ? 2 : 1))
+	if (bytes_added > 0
+		? (tmp_prop.tp_col >= col + (pt != NULL && (pt->pt_flags & PT_FLAG_INS_START_INCL) ? 2 : 1))
+		: (tmp_prop.tp_col > col + 1))
 	{
 	    tmp_prop.tp_col += bytes_added;
 	    dirty = TRUE;
 	}
-	else if (tmp_prop.tp_col + tmp_prop.tp_len > col + (pt != NULL && (pt->pt_flags & PT_FLAG_INS_END_INCL) ? 0 : 1))
+	else if (tmp_prop.tp_len > 0
+		&& tmp_prop.tp_col + tmp_prop.tp_len > col
+			+ ((pt != NULL && (pt->pt_flags & PT_FLAG_INS_END_INCL))
+								      ? 0 : 1))
 	{
 	    tmp_prop.tp_len += bytes_added;
 	    dirty = TRUE;
+	    if (tmp_prop.tp_len <= 0)
+		continue;  // drop this text property
 	}
-	if (dirty)
-	{
-	    curbuf->b_ml.ml_flags |= ML_LINE_DIRTY;
-	    mch_memmove(props + i * sizeof(textprop_T), &tmp_prop,
+	mch_memmove(props + wi * sizeof(textprop_T), &tmp_prop,
 							   sizeof(textprop_T));
-	}
+	++wi;
+    }
+    if (dirty)
+    {
+	curbuf->b_ml.ml_flags |= ML_LINE_DIRTY;
+	curbuf->b_ml.ml_line_len = textlen + wi * sizeof(textprop_T);
     }
 }
 
diff --git a/src/version.c b/src/version.c
index cd5e386..a7bee90 100644
--- a/src/version.c
+++ b/src/version.c
@@ -800,6 +800,8 @@
 static int included_patches[] =
 {   /* Add new patch number below this line */
 /**/
+    682,
+/**/
     681,
 /**/
     680,