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How to interpret property survey metes and bounds

Interpreting a metes and bounds legal description from a property survey is crucial for understanding exact property boundaries and potential easements. This information helps you visualize the land's shape and verify its dimensions without physically walking the perimeter.

October 22, 2026 · 3 min read

What metes and bounds means

Metes and bounds is a system of describing land by starting at a specific point and then describing the boundaries of the property by giving a direction and distance from that point, then repeating. "Metes" refers to the distance or length of the boundary lines, and "bounds" refers to the direction or angle of those lines. This method creates a precise, closed loop that defines the property's perimeter.

It is one of the oldest methods of land description, often used in states that were part of the original thirteen colonies, where land was not typically divided into neat rectangular grids. Understanding it allows you to visualize the property on a map or in person.

Key elements of a metes and bounds description

Every metes and bounds description starts with a Point of Beginning (POB), which is a fixed, identifiable landmark. From there, it lists a series of "calls." Each call includes a direction (e.g., "North 45 degrees East"), a distance (e.g., "100 feet"), and sometimes a physical boundary or monument (e.g., "to an oak tree").

The description continues with these calls, moving around the property's perimeter until it eventually returns precisely to the POB. If the description does not close, it indicates an error or an incomplete survey.

Common terminology and abbreviations

You will encounter specific terms and abbreviations. "N" for North, "S" for South, "E" for East, "W" for West. Degrees (°), minutes ('), and seconds (") define precise angles. "To an iron pin," "to a stone monument," or "to the center line of Smith Creek" are examples of physical markers. "Thence" means "from that point."

Understanding these terms allows you to follow the description accurately. For example, "N 30° 15' 00" E 150.00 feet" means "North 30 degrees, 15 minutes, 0 seconds East for a distance of 150 feet."

Why this matters for investors

For investors, interpreting metes and bounds descriptions helps verify the actual size and shape of the parcel you are considering. This is critical for assessing buildable area, setbacks, and potential land use. It also helps identify any encroachments or boundary disputes that might not be obvious from a quick glance at an aerial map.

It also helps you understand existing easements or rights-of-way that might be mentioned within the description or referenced in conjunction with it. Knowing the exact boundaries prevents costly surprises down the road.

Where to find these descriptions

Metes and bounds descriptions are typically found in the property deed, which is a public record. You can usually access these deeds through your county recorder's office or online portal. They are part of the legal description that officially defines the property.

Sometimes, an older survey plat might also contain this information. Always look for the most recent and authoritative document, usually the deed, for the current legal description of the property.

Limitations and when to seek professional help

While you can learn to read these descriptions, they can be complex, especially for irregular parcels or very old surveys with vague markers. Trees and streams move, and old iron pins can disappear. This is not a substitute for a professional survey.

If you have any doubts about the boundaries, or if you plan significant construction, always hire a licensed surveyor. He or she can physically mark the boundaries on the ground, preventing potential disputes with neighbors or legal issues.

Questions people ask

Is "metes and bounds" common everywhere?

No, metes and bounds is more common in the eastern U.S., particularly in states that did not adopt the Public Land Survey System. In other areas, you might see descriptions based on lot and block numbers or government rectangular surveys.

Can I use this to find lot lines myself?

You can use the description to get a good idea of the boundaries, but physically locating precise lot lines on the ground without professional equipment is challenging. Always consult a licensed surveyor for definitive boundary marking.

What if the description seems wrong or outdated?

If a metes and bounds description seems wrong or uses outdated markers, it is a red flag. You should consult a land surveyor or a real estate attorney to clarify the boundaries and resolve any discrepancies before moving forward with a purchase.