Legal Descriptions
Real Estate Property Description Methods
A legal description precisely identifies a parcel of real estate so it can be located on the ground without ambiguity. There are three primary methods — and the real estate exam tests all three.
Why Legal Descriptions Matter
A legal description must be included in every deed, mortgage, and real estate contract. A street address is not a legal description — it's insufficient to identify exact parcel boundaries for legal purposes.
There are three methods used in the U.S.: metes and bounds (oldest, most common in eastern states), the rectangular survey (government survey) system (used in most western states and public land states), and the lot and block (recorded plat) system (used in subdivisions nationwide).
The Three Description Methods
Metes and Bounds
Describes a parcel by starting at a defined point of beginning (POB), then tracing the boundary using compass directions and distances (metes), and returning to the POB. Used extensively in the original 13 colonies and eastern states.
Rectangular Survey System
Also called the government survey or township-and-range system. Divides land into 6-mile square townships based on principal meridians (north-south lines) and baselines (east-west lines). Each township is divided into 36 sections of 1 square mile (640 acres).
Lot and Block (Recorded Plat)
Uses a recorded subdivision plat map. Property is described by its lot number, block number, and the name/number of the recorded plat. The simplest system to use and the most common in residential subdivisions.
Principal Meridian
A north-south survey line from which ranges are measured east and west in the rectangular survey system. There are 37 principal meridians in the U.S.
Baseline
An east-west survey line from which townships are measured north and south in the rectangular survey system.
Section
A 1-square-mile unit within a township, containing 640 acres. Each township has 36 sections, numbered starting in the upper right (NE) corner and snaking back and forth.
Point of Beginning (POB)
The starting and ending point of a metes and bounds description. Must be a fixed, identifiable point tied to a permanent monument.
Legal Description FAQ
How many acres are in a section?
640 acres. A half section is 320 acres; a quarter section is 160 acres; a quarter-quarter section is 40 acres. The exam frequently asks you to calculate acreage from fractional section descriptions.
What is a township in the rectangular survey system?
A township is a 6×6 mile square (36 square miles) identified by its township number (distance north or south of the baseline) and range number (distance east or west of the principal meridian). Example: Township 3 North, Range 2 West.
What is a datum?
A datum is a reference point or level used in surveying to establish elevations. The National Geodetic Vertical Datum is the standard elevation reference in the U.S.
Can a street address serve as a legal description?
No. A street address is not legally sufficient to describe a parcel in a deed or mortgage. It must be accompanied by a proper legal description. However, addresses are useful for locating and marketing property.