The data

Interpreting a 'metes and bounds' legal description from public records

A metes and bounds legal description outlines a property's boundaries using physical landmarks, directions, and distances. It requires careful reading to visualize the property lines, as it describes the perimeter rather than a simple lot number.

November 15, 2026 · 3 min read

What 'metes and bounds' actually means

Metes and bounds is a system of describing land by using physical features of the local geography, along with directions and distances, to define the boundaries of a parcel. It starts at a known point, called the Point of Beginning (POB), and then traces the perimeter of the property.

Each segment of the boundary is described by its 'metes' (measurements, like distance in feet) and 'bounds' (directions, like north 30 degrees east). This method is common in older parts of the country or for irregularly shaped parcels not part of a platted subdivision.

Common elements in the description

You will typically see phrases like "Beginning at an iron pin... thence N 30° E 150 feet... to a stone wall... thence S 60° E 200 feet..." Each phrase gives you a direction, a distance, and sometimes a marker. The directions are often given in degrees, minutes, and seconds, relative to true north or south.

Physical markers can include trees, rocks, creeks, or man-made objects like iron pins or old fence lines. It is crucial to understand that these markers might have shifted or disappeared over time, which can complicate modern interpretations.

Tracing the boundary: a step-by-step approach

Start by locating the Point of Beginning. This is the anchor for the entire description. From there, follow each call (a segment of the boundary) in order. Draw a rough sketch as you go, marking each direction and distance.

Use a protractor and ruler on a piece of graph paper, or a digital mapping tool, to get a visual representation. Pay close attention to the closing call, which should bring you back precisely to the Point of Beginning. If it does not, there might be an error in the description or your interpretation.

Dealing with historical or unclear markers

Older metes and bounds descriptions often refer to natural features that may no longer exist or have changed. A "large oak tree" might be gone, or a "creek bed" might have shifted course. This is where a modern survey becomes invaluable.

When public records provide a metes and bounds description with vague or outdated markers, it is a red flag for potential boundary disputes. You will need to factor in the cost and time of a current survey if you proceed with the deal.

Comparing with a plat map or survey

While metes and bounds descriptions are stand-alone, they are often clarified by an accompanying plat map or survey. Always try to obtain these documents if available. The visual representation can make the written description much clearer.

A plat map, especially in older areas, might contain additional details about easements or rights-of-way that are not explicit in the written description. Cross-referencing all available documents helps build a complete picture of the property.

Why accuracy matters for your offer

An accurate understanding of the property's boundaries directly impacts its usable area, potential for expansion, and any encroachments. Misinterpreting a metes and bounds description can lead to valuing a property inaccurately or facing legal issues post-acquisition.

If the description is complex or seems to have discrepancies, consulting with a local surveyor or real estate attorney is a prudent step before making a firm offer. This is not legal advice, and you should consider your own professional advisors for specific situations.

Questions people ask

Is a metes and bounds description always accurate?

While intended to be accurate, older descriptions can contain ambiguities due to changes in physical markers or historical surveying inaccuracies. Modern surveys are usually more precise.

What if the description uses old landmarks that are gone?

If landmarks are gone, a new survey is typically needed to establish the current property lines. This can add cost and time to your due diligence process.

How does this differ from 'lot and block' descriptions?

Lot and block descriptions refer to a specific lot number within a recorded plat map, which is much simpler. Metes and bounds describes the perimeter using directions and distances, without reference to a plat map.