A property is described as beginning at the intersection of Main Street and Oak Avenue, then proceeding north 150 feet, then east 100 feet, then south 150 feet, then west 100 feet to the point of beginning. This is an example of which type of legal description?
Correct Answer
A) Metes and bounds
Metes and bounds descriptions use directions and distances to define property boundaries, starting from a point of beginning and returning to that point. This description uses compass directions and specific distances.
Why This Is the Correct Answer
The description clearly follows the metes and bounds format by starting at a specific point of beginning (intersection of Main Street and Oak Avenue) and using compass directions (north, east, south, west) combined with specific distances (150 feet, 100 feet) to trace the property boundaries. The description forms a complete circuit that returns to the original starting point, which is the hallmark of a metes and bounds description. This method creates a rectangular parcel by following the perimeter using directional bearings and measured distances.
Why the Other Options Are Wrong
Option B: Rectangular survey system
The rectangular survey system uses a grid-based approach with townships, ranges, sections, and principal meridians to describe property locations, not compass directions and distances from a specific starting point.
Option C: Lot and block
Lot and block descriptions reference recorded subdivision plats and would identify property as 'Lot X, Block Y, Subdivision Name' rather than using directional measurements and distances.
Option D: Assessor's parcel number
An assessor's parcel number is simply an administrative identification number assigned by the tax assessor's office for record-keeping purposes, not a legal description method using directions and distances.
METES = Measurements & Directions
Remember 'METES' as 'Measurements Every Time Establish Sides' - metes and bounds always uses measurements (distances) and directions to establish each side of the property boundary, creating a closed loop back to the starting point.
How to use: When you see a legal description with compass directions (north, south, east, west) combined with specific distances (feet, yards, etc.) that traces a path around a property, immediately think METES = measurements and directions.
Exam Tip
Look for key phrases like 'point of beginning,' compass directions, and specific distance measurements - these are dead giveaways for metes and bounds descriptions.
Common Mistakes to Avoid
- -Confusing metes and bounds with rectangular survey when both use directional terms
- -Not recognizing that returning to the 'point of beginning' is essential for metes and bounds
- -Thinking any description with measurements must be rectangular survey system
Concept Deep Dive
Analysis
This question tests knowledge of legal description methods used to identify and describe real property boundaries. Legal descriptions must be precise and unambiguous to legally identify a specific parcel of land. The three primary methods are metes and bounds (using directions and distances), rectangular survey system (using townships and ranges), and lot and block (using recorded subdivision plats). Each method has distinct characteristics and terminology that appraisers must recognize to properly identify properties and understand their boundaries.
Background Knowledge
Appraisers must understand the three main legal description systems to properly identify properties in appraisal reports and ensure they are appraising the correct parcel. Metes and bounds is the oldest system, commonly used for irregular parcels or in areas that predate formal surveying systems.
Real-World Application
When appraising older properties, rural land, or irregularly shaped parcels, appraisers frequently encounter metes and bounds descriptions in deeds and must be able to interpret these to understand property boundaries and ensure they're appraising the correct area.
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