What is a Legal Land Description? Complete Guide to PLSS
Quick Answer: A legal land description identifies land using the Public Land Survey System (PLSS) — a grid of townships (6×6 miles), sections (1×1 mile), and quarter sections. Example: "NE 25 5N 30E" describes a 160-acre parcel.
A legal land description is a standardized method for precisely identifying and locating a specific parcel of land. In the United States, this is primarily done through the Public Land Survey System (PLSS), which covers approximately 30 states.
Why Legal Land Descriptions Matter
Legal land descriptions are essential for:
- Property ownership - Deeds and titles use legal descriptions to define property boundaries
- Real estate transactions - Buyers, sellers, and lenders need accurate land identification
- Oil, gas, and mineral rights - Resource extraction requires precise location data
- Agricultural operations - Farmers and ranchers reference land by section numbers
- Government records - County assessors and land offices organize records by legal description
History of the Public Land Survey System
The PLSS was established by the Land Ordinance of 1785 to survey and divide public lands for settlement. Before this system, land was described using the older "metes and bounds" method, which relied on natural landmarks and measured distances—a system prone to confusion and disputes.
The rectangular survey system brought standardization and precision to American land ownership, enabling the organized settlement of the western frontier.
Key Components of a Legal Land Description
1. Principal Meridians and Baselines
The PLSS is anchored by 37 principal meridians (north-south lines) and their corresponding baselines (east-west lines). All measurements in a given region reference one of these starting points.
Common principal meridians include:
- 5th Principal Meridian - Arkansas, Iowa, Minnesota, Missouri, North Dakota, South Dakota
- 6th Principal Meridian - Colorado, Kansas, Nebraska, Wyoming
- Mount Diablo Meridian - California, Nevada
- Indian Meridian - Oklahoma
2. Townships
Townships are 6-mile by 6-mile squares (36 square miles) identified by their position relative to the baseline:
- T2N = Township 2 North (2 townships north of the baseline)
- T5S = Township 5 South (5 townships south of the baseline)
3. Ranges
Ranges are 6-mile-wide columns running north-south, numbered from the principal meridian:
- R4E = Range 4 East (4 ranges east of the principal meridian)
- R10W = Range 10 West (10 ranges west of the principal meridian)
4. Sections
Each township is divided into 36 sections, each measuring 1 mile by 1 mile (640 acres). Sections are numbered in a serpentine pattern, starting in the northeast corner:
Sections in a Township (36 square miles)
Section 16 (highlighted) was historically reserved for schools
5. Quarter Sections and Smaller Divisions
Sections can be subdivided into smaller parcels:
Quarter Sections (160 acres each)
1 Section = 4 Quarter Sections = 640 acres total
Quarter-Quarter Sections (40 acres each)
1 Section = 16 Quarter-Quarter Sections
Other subdivision types include:
- Lots - Irregular parcels, often along water boundaries or survey corrections
How to Read a Legal Land Description
Legal descriptions are read from smallest to largest division. Here are examples:
Example 1: Township and Range Only
6S 19W 5th Meridian
This describes an entire 36-square-mile township located 6 townships south and 19 ranges west of the 5th Principal Meridian.
Example 2: With Section
4 2N 18E Indian Meridian
This identifies Section 4 within Township 2 North, Range 18 East.
Example 3: With Quarter Section
NE 25 5N 30E Mount Diablo Meridian
This describes the northeast quarter (160 acres) of Section 25.
Example 4: Quarter-Quarter Section
NESW 25 5N 30E Mount Diablo Meridian
This identifies a 40-acre parcel: the northeast quarter of the southwest quarter.
⚠️ Important: Simplified Format
Township America uses a simplified format — drop the T and R prefixes (use 2N 18E not T2N R18E) and don't include fractions like 1/4 (use NE not NE 1/4).
States Using the PLSS
The Public Land Survey System covers these 30 states:
Alabama, Alaska, Arizona, Arkansas, California, Colorado, Florida, Idaho, Illinois, Indiana, Iowa, Kansas, Louisiana, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Mexico, North Dakota, Ohio, Oklahoma, Oregon, South Dakota, Utah, Washington, Wisconsin, and Wyoming.
Converting Legal Descriptions to Coordinates
Need to find the GPS coordinates for a legal land description? Use Township America's free legal land converter to instantly convert any section, township, and range to latitude and longitude.
Simply enter your legal description, and our tool will:
- Display the location on an interactive map
- Provide precise coordinates
- Show the parcel boundaries
- Allow export to various formats (CSV, KML, Shapefile)
Try the Legal Land Converter →
Frequently Asked Questions
What is the difference between township and section? A township is a 6×6 mile area (36 square miles) containing 36 sections. A section is a 1×1 mile area (640 acres) within a township.
Why are sections numbered in a serpentine pattern? The serpentine (back-and-forth) numbering was established to make it easier for surveyors to number sections consecutively as they walked the grid.
What is Section 16 used for? Section 16 in each township was historically reserved for public schools, which is why it's often called the "school section."
How do I know which meridian to use? Each state (or region within a state) uses a specific principal meridian. Township America automatically determines the correct meridian when you include the county and state in your search.
Can I use legal land descriptions outside the US? The PLSS is specific to the United States. Canada uses similar systems (DLS, NTS) but with different terminology.