Legal Description of Property: What It Is and How to Find Yours

What is a legal description of property?

A legal property description is a precise, written identification of a specific piece of real estate that uniquely distinguishes it from all other properties. 

Addresses and parcel numbers aren’t enough because they can change over time. The detailed description of property serves as the foundation for property ownership, transfers, and legal documentation, ensuring that there's no confusion about which exact parcel of land is being referenced in deeds, mortgages, and other real estate transactions.

Why legal property descriptions matter

Legal property descriptions serve as the cornerstone of real estate law and property ownership in the United States. Without an accurate legal description, property transfers become invalid, mortgages cannot be properly secured, and title insurance policies cannot be issued, leading to costly legal battles, delayed closings, and even invalid property transfers. These descriptions provide the legal certainty that courts, lenders, and title companies require to process real estate transactions with confidence.

The importance of precise legal descriptions extends beyond simple property transfers. They're essential for: 

• Resolving boundary disputes
• Conducting title searches
• Establishing property tax assessments
• Ensuring compliance with zoning regulations

With real estate transactions increasingly moving online and property values estimated to continue rising, the accuracy of legal descriptions has become even more critical. Title companies and lenders now use sophisticated software to verify descriptions of property against county records, making precision more important than ever for successful real estate transactions.

Common methods of describing property

Property descriptions in the United States follow three primary systems:

• Metes and bounds
• Lot and block
• Rectangular survey system

Each of these was developed to meet specific geographic and historical needs. Understanding these systems helps property owners, buyers, and real estate professionals is important for property identification and ensuring accurate documentation in all real estate transactions. 

Many properties actually use combinations of these systems, particularly when dealing with subdivisions that were carved out of larger parcels originally described using different methods.

Metes and bounds descriptions

Metes and bounds is the oldest and most detailed method of property description, dating back to colonial times. This system describes property boundaries by starting at a specific point and following the perimeter of the property using compass directions (bearings) and distances (measurements). The description always returns to the starting point, creating a closed boundary that encompasses the entire property.

This method is particularly common in the original 13 colonies and other Eastern states, as well as for irregular-shaped properties that don't fit neatly into grid systems. Metes and bounds descriptions often reference natural landmarks, like rivers, trees, or rock formations, and human-made markers, such as concrete monuments or existing property lines.

Lot and block (subdivision plat) descriptions

The lot and block method, also known as the subdivision plat method, is the simplest and most straightforward approach to property description. A developer uses this system when surveying a large tract of land and dividing it into individual lots within a planned subdivision. Then, they assign each lot a specific number within a designated block and record the entire subdivision as a plat map with the county.

This method became popular during the 20th century as suburban development expanded and standardized lot sizes became common. The subdivision plat system is easy to understand and simplifies property transfers within established neighborhoods.

Rectangular survey system

The rectangular survey system, also called the Public Land Survey System (PLSS), was established by the federal government in 1785 to systematically survey and describe the vast territories acquired by the United States. This grid-based system is used in most states except the original 13 colonies, Texas, Hawaii, and a few other states that were surveyed before the system was implemented.

Here’s how the rectangular survey system works: It begins with principal meridians (north-south lines) and baselines (east-west lines) that serve as reference points. From these lines, the land is divided into townships, which are typically six-mile squares. Each township is further divided into 36 sections, each measuring one mile square (640 acres). Sections can be further subdivided into quarter-sections, quarter-quarter-sections, and smaller parcels as needed.

How to write an accurate legal property description

Whether you're preparing a deed, reviewing a purchase agreement, or updating property records, you can follow the below steps to write a legal property description that should be legally sufficient and free from ambiguities.

Note that while property owners can review and understand their legal descriptions, creating new descriptions typically requires professional surveying expertise to ensure accuracy and legal compliance.

Step 1: Gather existing property records

Begin by collecting all available property documents, including your current deed, previous deeds in the historical record of ownership, survey maps, and any recorded plat maps. These documents should contain identical legal descriptions. Contact your county recorder's office or register of deeds to obtain certified copies of recorded documents if you don't have them. Identify and resolve any discrepancies in these records.

Review your title insurance policy, as it will contain the legal description used when the policy was issued. Additionally, gather any recent survey reports, which provide the most current and accurate boundary information. If you're working with a real estate transaction, ensure that all parties are using the same legal description throughout all documents.

Step 2: Identify the property's description system

Determine which of the three main description systems applies to your property. Properties in platted subdivisions will use the lot and block system, while rural or irregularly shaped properties often use metes and bounds. Properties in states that use the rectangular survey system will reference townships, ranges, and sections.

Understanding your property's system helps you know what information to look for and how to verify accuracy. Each system has specific formatting requirements and reference points that must be correctly identified and described.

Step 3: Verify boundaries and measurements

Cross-reference the legal description with physical markers on the property, such as survey pins, monuments, or natural boundaries mentioned in the description. If discrepancies exist between the written description and physical evidence, professional surveying may be necessary to resolve the differences.

For metes and bounds descriptions, verify that all compass bearings and distances are accurate and that the description closes properly (returns to the starting point). For lot and block descriptions, confirm that the referenced plat book and page numbers are correct and that the subdivision name matches recorded documents.

Step 4: Confirm with county records and legal counsel

Verify that your legal description matches the most recent recorded documents in the county where the property is located. County recording offices maintain detailed records of all property transactions and can help confirm the accuracy of legal descriptions.

When in doubt, consult with a qualified real estate attorney or professional land surveyor. These professionals can identify potential issues with legal descriptions and recommend corrections before they become problems in real estate transactions.

Real-world legal property description examples

Below are fictional examples of legal descriptions of property. They are intended to demonstrate the specific language, formatting, and level of detail required for legally sufficient property descriptions across different types of properties and geographic locations. These examples also show why accuracy is so critical—even small errors in measurements or references can create significant legal problems.

Metes and bounds example: Rural property

This example from Delaware County, Indiana, shows how this system works for irregular rural properties:

"Beginning at a point marked by a survey marker on the South side of Jackson Road 150 feet East from the corner formed by the intersection of the East boundary of State Highway 39 and the South boundary of Jackson Road; thence East 90 degrees 500 feet; thence South 450 feet; thence West 250 degrees 450 feet; thence direct to the point of beginning; situated in Section seven in Township Twenty North, Range Eleven East, Perry Township, Delaware County, Indiana."

This description establishes a clear starting point using existing roads as references, then follows the property boundary using compass bearings and distances. The description "closes" by returning to the point of beginning, ensuring that the entire property boundary is clearly defined. The reference to the township and range system provides additional geographic context within the larger survey grid.

Lot and block example: Subdivision property

This example from Orange County, Florida, demonstrates the simplicity of subdivision plat descriptions:

"Lot 42, Block 3, of North Lakes Subdivision #1, according to map or plat thereof as recorded in Plat Book 62, Page 9, of the Public Records of Orange County, Florida."

This concise description immediately identifies the specific lot and block within a named subdivision. The reference to the recorded plat book and page number allows anyone to locate the detailed survey map that shows exact boundaries, dimensions, and any easements or restrictions affecting the property. This system works well for standardized residential developments where lots have regular shapes and sizes.

Rectangular survey example: Grid system property

This example shows how the government survey system describes property within the township and range grid:

"The Southwest Quarter of the Northeast Quarter of Section 15, Township 12 North, Range 8 West of the Third Principal Meridian, containing 40 acres, more or less, in Cook County, Illinois."

This description uses the hierarchical subdivision of sections to identify a specific 40-acre parcel. The reference to the Third Principal Meridian provides the geographic reference point for the entire grid system in this area. This method allows for precise identification of property location within the standardized survey grid used throughout much of the United States.

Common mistakes and best practices with legal descriptions of property

Legal property description errors can have serious consequences, from delayed real estate closings to invalid property transfers and costly boundary disputes.

Common mistakes to avoid

• Using street addresses as legal descriptions. A street address doesn't provide the precision required for legal property transfers because they can change due to municipal renumbering, annexation, or postal service adjustments, making it unreliable for legal property identification.
• Copying outdated legal descriptions without verification. Old descriptions may not reflect up-to-date property boundaries. Always verify that the property’s legal description reflects the current property configuration and matches the most recent recorded documents.
• Failing to include complete information in rectangular survey descriptions. This creates ambiguity about the property's location. Incomplete descriptions may reference the correct section but omit the township, range, or principal meridian, making it impossible to locate the property accurately within the survey grid.
• Omitting recorded plat book references in subdivision descriptions. Plat books are maps on file as public record with your local government, often at the county level. Without knowing which plat book to look in to verify property lines, it would be difficult to verify lot boundaries and identify any easements or restrictions affecting the property.

Best practices for accuracy

• Always compare legal descriptions across all property documents to ensure consistency. To prevent confusion and legal challenges, any discrepancies between deeds, mortgages, title policies, and other documents should be investigated and resolved before proceeding with real property transactions. 
• Verify all measurements and references against current county records and survey information. Technology has improved surveying accuracy significantly, and older descriptions may contain minor errors that should be corrected to reflect current standards. Professional surveyors can identify and correct these discrepancies.
• Include complete reference information for all description systems. Metes and bounds descriptions should include all compass bearings and distances, lot and block descriptions should reference complete plat book information, and rectangular survey descriptions should include full township, range, and principal meridian references.
• Consult with qualified professionals when questions arise about legal descriptions. Real estate attorneys, professional surveyors, and experienced title professionals can identify potential problems and recommend solutions before they become costly legal issues.