Legal Descriptions
Metes and Bounds Explained
Metes and bounds is the oldest land description system in the U.S. and is still the primary method used in the original 13 colonies and most eastern states. Here's how to read and understand a metes and bounds description.
How Metes and Bounds Works
A metes and bounds description traces the perimeter of a parcel by starting at a fixed Point of Beginning (POB), moving in specified compass directions for specified distances (metes), turning at described corners or monuments (bounds), and returning to the POB.
Example: 'Beginning at the iron pin at the NE corner of the intersection of Oak Street and Elm Avenue; thence North 45° East, 200 feet; thence South 45° East, 150 feet; thence South 45° West, 200 feet; thence North 45° West, 150 feet to the Point of Beginning.'
Monuments — natural features (trees, streams) or artificial markers (iron pins, concrete monuments) — define the turning points. When a monument and a measurement conflict, the monument usually controls.
Key Terms
Point of Beginning (POB)
The starting point of the description. Must be a fixed, identifiable, permanent monument tied to a known location.
Metes
The distances and directions forming the boundary lines of the parcel.
Bounds
The monuments (natural or artificial) that mark the corners or boundaries of the parcel.
Monument
A physical marker used to define a corner or point in the legal description. Natural monuments (trees, boulders) control over artificial ones; artificial monuments control over distances; distances control over directions.
Bearing
The compass direction of a boundary line, expressed as degrees from north or south. Example: N 45° E means 45 degrees east of north.
Metes & Bounds FAQ
What happens if a metes and bounds description doesn't close?
If the boundary lines don't return exactly to the POB, the description is said to 'not close.' This is a defect — the property cannot be precisely located. A licensed surveyor must resolve the discrepancy.
Which states primarily use metes and bounds?
The original 13 colonies (and states carved from them) plus Maine, Vermont, Kentucky, Tennessee, West Virginia, and others settled before the rectangular survey system was established. Texas also uses metes and bounds due to its independent land history.
Can the same property have both a metes and bounds description and a lot-and-block description?
Yes. When land described by metes and bounds is subdivided, the lots receive lot-and-block descriptions based on the recorded plat. Both descriptions may exist in the chain of title.
Who creates and certifies a metes and bounds description?
A licensed land surveyor creates and certifies legal descriptions. Real estate agents should never create their own legal descriptions — even minor errors can cloud title.