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How to read metes and bounds legal descriptions

Metes and bounds legal descriptions define property boundaries using physical landmarks, directions, and distances, often found in older deeds or rural properties. Understanding these descriptions is crucial to verifying exact property lines and avoiding boundary disputes or misinterpretations of the land you intend to acquire.

October 22, 2026 · 3 min read

What metes and bounds actually are

Metes and bounds is a system of describing land by using physical features of the local geography, along with directions and distances. It literally means to measure (metes) and to bound (bounds) a property.

This method creates a detailed, sequential narrative of a property's perimeter. You will often see it in deeds for older properties, especially those that predate more standardized platting systems.

Unlike lot-and-block systems which reference a recorded map, metes and bounds describes the property from a starting point, around its boundaries, and back to the start.

Key components: Points of beginning, courses, monuments

Every metes and bounds description starts with a 'Point of Beginning' (POB). This is a fixed, identifiable landmark, like a stone monument, a specific tree, or an intersection of roads.

From the POB, the description follows a series of 'courses.' Each course includes a direction (e.g., North 45 degrees East) and a distance (e.g., 100 feet).

Along these courses, 'monuments' are physical markers, natural or artificial, that define corners or boundary points. These could be old fences, trees, riverbanks, or iron pins set by surveyors.

Understanding directional calls

Directional calls are often given in degrees, minutes, and seconds, relative to North or South. For example, 'North 30 degrees 15 minutes 20 seconds East' means 30 degrees, 15 minutes, and 20 seconds east of due North.

Sometimes descriptions use simpler cardinal directions like 'due North' or 'West.' Understand that 90 degrees separates each cardinal direction.

Each course typically ends at a corner or another monument, and the next course begins from that point. The entire description should form a closed loop, returning precisely to the POB.

Measuring distances and units of measure

Distances are usually given in feet, but sometimes you might encounter older units like rods, chains, or links. Be aware of these historical units and their modern equivalents.

One rod equals 16.5 feet, one chain equals 66 feet (or 4 rods), and one link equals 0.66 feet (or 7.92 inches). You will need to convert these if you are visualizing the property.

Accuracy in distance is as important as direction. Even small errors can lead to significant boundary discrepancies on the ground.

Why accuracy is critical for investors

As an investor, an accurate understanding of property boundaries ensures you are buying exactly what you think you are buying. Misinterpretations can lead to disputes with neighbors or issues with future development.

Boundary discrepancies can derail a closing or make a property unmarketable. He or she needs to know the exact square footage and usable land area for his or her deal analysis.

If the legal description is vague or seems inconsistent, it is a red flag. This might indicate past issues or necessitate a new survey, which adds cost and time.

Common issues: Ambiguous descriptions, missing monuments

Older metes and bounds descriptions can be ambiguous, referencing monuments that no longer exist, like 'the old oak tree' or 'Farmer Jones's fence line.' This makes verification difficult.

If a property lacks clear, identifiable monuments, or if the written description does not close (meaning it does not return to the POB), you have a problem. This requires a professional surveyor.

Always recommend a new survey if there are any doubts about the clarity or accuracy of a metes and bounds description, especially for larger or undeveloped parcels.

Questions people ask

Do all deeds use metes and bounds?

No, many properties, especially in suburban and urban areas, use the lot-and-block system, which references a recorded plat map for a subdivision. Metes and bounds are more common for older or rural properties.

What if the description seems wrong?

If a metes and bounds description seems inconsistent or does not form a closed loop, it is a serious issue. You should consult a land surveyor to verify the boundaries and possibly a real estate attorney to advise on potential title issues.

Can I use a metes and bounds description for a survey?

Yes, a surveyor uses the metes and bounds description as the primary document to re-establish and mark the property lines on the ground. It is the basis for their work.