Mastering Metes and Bounds Legal Descriptions for the Iowa Real Estate Exam
Last updated: April 2026
When preparing for the Iowa real estate licensing exam, candidates must develop a strong understanding of how land is legally identified and transferred. While you might be familiar with basic street addresses, these are not sufficient for legal documents like deeds or mortgages. Instead, real estate professionals rely on formal legal descriptions. One of the oldest and most complex methods you will encounter is the metes and bounds system.
In this mini-article, we will break down exactly how metes and bounds legal descriptions work, how they are applied within the state of Iowa, and what you need to know to confidently answer related questions on your licensing exam. For a broader overview of exam topics, be sure to check out our Complete Iowa Exam Guide.
What is a Metes and Bounds Legal Description?
The term "metes and bounds" comes from Old English, and the method has been used for centuries to describe irregular parcels of land. To understand the concept, it helps to break down the terminology:
- Metes: Refers to the distance and measurements used in the description (e.g., feet, yards, chains).
- Bounds: Refers to the direction or boundaries, often following compass bearings or natural/artificial landmarks.
A metes and bounds description acts like a highly precise set of navigational instructions. It starts at a specific starting point, walks the reader along the perimeter of the property using exact distances and compass angles, and ultimately must return to the exact starting point to form an enclosed area.
The Iowa Context: PLSS vs. Metes and Bounds
It is crucial for Iowa exam candidates to understand that Iowa is primarily a Public Land Survey System (PLSS) state. Historically, land in Iowa was surveyed using the rectangular survey system, relying on Townships, Ranges, and Sections referenced to the 5th Principal Meridian.
However, metes and bounds descriptions are still heavily used in Iowa. Why? Because the rectangular survey system is great for perfect squares, but land ownership is rarely perfect. Whenever a parcel is irregular in shape, follows a natural boundary (like the Des Moines River), or represents a smaller tract carved out of a larger PLSS section, a metes and bounds description is required.
Under Iowa Code Chapter 355 (Standards for Land Surveying), professional land surveyors use metes and bounds to clearly define these irregular parcels, often tying the starting point to a known PLSS monument (like a section corner).
Estimated Frequency of Legal Description Types in Iowa
Key Components of a Metes and Bounds Description
To pass the Iowa real estate exam, you must be able to identify the essential elements of a metes and bounds description.
1. The Point of Beginning (POB)
Every metes and bounds description must have a definitive starting point, known as the Point of Beginning (POB). If the description does not start at a defined POB and return exactly to that same POB, the description is legally defective because it fails to enclose the parcel. The phrase "closure" is often used to describe a valid metes and bounds boundary.
2. Monuments
Monuments are fixed objects used to establish boundaries. They can be natural monuments (trees, boulders, streams) or artificial monuments (iron pins, concrete posts, rebar driven into the ground). In Iowa land disputes, physical monuments generally take precedence over written linear measurements if there is a discrepancy.
3. Compass Bearings (Degrees, Minutes, Seconds)
Directions are given using a surveyor’s compass. Instead of simple "North" or "South," you will see precise angles. A circle has 360 degrees (°), each degree is divided into 60 minutes ('), and each minute is divided into 60 seconds (").
Example: "North 45° 30' East" means the surveyor faces North, then turns 45 degrees and 30 minutes toward the East.
Practical Example: Reading an Iowa Legal Description
Let’s look at a realistic example of how a metes and bounds description might look for a rural property in Polk County, Iowa. Notice how it uses a PLSS section corner to establish the POB:
"Commencing at the Northeast corner of Section 12, Township 78 North, Range 24 West of the 5th P.M.; thence South 0° 00' West along the East line of said Section a distance of 300 feet to an iron pin, which is the Point of Beginning (POB); thence South 90° 00' West a distance of 200 feet to an iron pin; thence South 0° 00' West a distance of 150 feet to an iron pin; thence North 90° 00' East a distance of 200 feet to an iron pin on the East line of said Section; thence North 0° 00' East a distance of 150 feet returning to the Point of Beginning."
If you trace this out on paper, you will see it creates a perfect rectangle measuring 200 feet by 150 feet.
Impact on Transactions and Valuations
As an Iowa real estate agent, you will not be writing legal descriptions—that is the unauthorized practice of law and the job of a licensed surveyor. However, you must verify that the legal description on the listing agreement matches the deed.
An inaccurate metes and bounds description can cause a "cloud on the title." If a boundary doesn't close, the title company will flag it, which can delay the closing process. While these issues are being resolved, buyer funds are tied up. For more on how transaction funds are handled during delays, read our guide on Iowa earnest money and escrow.
Furthermore, the exact acreage derived from a metes and bounds survey is critical for pricing. A discrepancy of even a fraction of an acre can significantly alter the price of agricultural or commercial land. Understanding accurate land measurement is a fundamental part of mastering Iowa property valuation methods.
Exam Prep Tips for the Iowa Real Estate License
When taking the Iowa real estate exam, keep these golden rules in mind regarding metes and bounds:
- Always look for the POB: A valid description must start and end at the Point of Beginning.
- Monuments rule: If a description says "go 100 feet to the iron pin," but the iron pin is actually 105 feet away, the physical monument (the pin) dictates the boundary, not the written distance.
- Know your conversions: Memorize that there are 5,280 feet in a mile, and 43,560 square feet in an acre. You may be asked to calculate the acreage of a parcel described via metes and bounds.
Frequently Asked Questions (FAQs)
Does Iowa use the metes and bounds system or the rectangular survey system?
Iowa uses both. While the state was originally mapped using the Public Land Survey System (rectangular survey), metes and bounds descriptions are used within that framework to describe irregular parcels, subdivisions, or parcels carved out of larger PLSS sections.
What happens if a metes and bounds description does not return to the Point of Beginning?
If the description fails to close the loop by returning to the POB, the legal description is considered legally defective. This creates a cloud on the title and usually requires a new survey or a quiet title action to resolve before the property can be sold.
Are physical monuments or written distances more legally binding in Iowa?
In Iowa, as in most states, physical monuments take precedence over written distances or compass angles. If an old deed states a distance is 200 feet to a specific oak tree, but a modern survey shows the tree is actually 205 feet away, the location of the tree establishes the boundary.
Can I write a metes and bounds description myself for a client's listing?
No. Real estate licensees are strictly prohibited from drafting legal descriptions from scratch, as this constitutes the unauthorized practice of law and surveying. You must always use the legal description provided in the most recent recorded deed or a newly commissioned professional survey.
How do I calculate the acreage from a simple metes and bounds description?
If the metes and bounds description forms a rectangle, multiply the length by the width to get the total square footage. Then, divide that number by 43,560 (the number of square feet in an acre) to find the total acreage.
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