Understanding the rectangular survey system

The rectangular survey system—also called the government survey system or public land survey system (PLSS)—is a method for dividing and describing land in the United States. It uses a grid made up of squares and rectangles to organize land into smaller sections. This system helps define property boundaries clearly and consistently.

Let’s break it down in simple terms to help you understand how it works, where it’s used, and how it compares to older methods like the metes and bounds system.

What is the government rectangular survey system?

The rectangular survey system was created in 1785 as part of the Land Ordinance. At that time, the U.S. was growing beyond the original 13 colonies. The government needed a system to divide and measure land for sale and settlement. The result was the rectangular survey system.

Before this system, the metes and bounds method was used. It described land using natural features like trees, rivers, or rocks. While it worked locally, it wasn’t reliable for large areas. Landmarks could change or disappear over time, making it harder to identify property.

The government rectangular survey system solved this by using a standardized grid. Instead of relying on landmarks, it used principal meridians (north-south lines) and baselines (east-west lines) as starting points. These reference lines created a framework to divide the land into smaller, uniform sections.

How does the government’s rectangular survey system work?

The system works like a big grid. Imagine drawing straight lines on a map to divide the land into squares. Here’s how it’s organized:

1. Principal meridians: North-south lines that act as main reference points.
2. Baselines: East-west lines that cross the principal meridians.
3. Range lines: These run north and south, parallel to the principal meridian. They divide the land into vertical columns called ranges.
4. Township lines: These run east and west, parallel to the baseline. They divide the land into horizontal rows called townships.

When range lines and township lines intersect, they form squares called townships.

Corrections

The earth is round, so lines drawn on maps need periodic adjustments to maintain accuracy. The rectangular survey system accounts for this through:

1. Correction lines: These appear every 24 miles to adjust for the earth’s curvature.
2. Guide meridians: These lines ensure grids remain consistent as they extend further north or south.

Without these adjustments, the grid would become distorted over long distances.

What is a township?

A township is a square that measures 6 miles on each side. It covers 36 square miles and is further divided into 36 sections.

Breaking down a township:

• Sections: Each section is 1 mile by 1 mile (640 acres). They are numbered in a unique serpentine pattern, starting in the top-right corner (Section 1) and ending in the bottom-right corner (Section 36).
• Half sections: Dividing a section in half creates a parcel of 320 acres.
• Quarter sections: Dividing a section into four parts creates 160-acre parcels.
• Smaller divisions: Quarter sections can be split again into 40-acre or 10-acre parcels.

For example:

“The southeast quarter of Section 12” refers to 160 acres in the bottom-right corner of Section 12 in a township.

Rectangular survey system vs. metes and bounds

Rectangular survey system:

• Uses a grid: Land is divided into squares and rectangles.
• Relies on reference lines: Principal meridians and baselines.
• Standardized: Accurate and consistent across large areas.
• Where it’s used: Most U.S. states that were formed after 1785.

Metes and bounds:

• Describes landmarks: Trees, rivers, roads, or rocks.
• Flexible: Works well in irregular landscapes.
• Challenges: Landmarks can change or disappear over time.
• Where it’s used: Original 13 colonies and areas with Spanish or French influence, like Texas or Louisiana.

Where is the rectangular survey system used?

The rectangular survey system is used in 36 states, mostly west of the original 13 colonies. These include:

• Western states: Washington, Oregon, California, Montana, and Nevada.
• Midwest states: Ohio, Illinois, Michigan, and Wisconsin.
• Southern states: Florida, Alabama, and Louisiana.

The metes and bounds system is still used in:

• The original 13 colonies: New York, Virginia, Massachusetts, etc.
• States with older surveying systems, like Texas and parts of Maine.

The real estate exam probably won’t ask you to name the states that use the Metes and Bounds system or the Rectangular Survey System. However, it may test you on the system used in your own state.

Key features of the rectangular survey system

1. Principal meridians and baselines: These are the starting points for dividing land.
2. Townships: Squares measuring 6 miles on each side.
3. Sections: Each township is divided into 36 sections, each 1 square mile (640 acres).
4. Quadrangles: Larger squares, 24 miles on each side, made up of 16 townships.
5. Correction lines: Adjustments made every 24 miles to account for the earth’s curvature.

Rectangular survey system examples

In the real estate licensing exam, questions about the rectangular survey system usually appear in two ways:

1. Understanding land descriptions: You may need to interpret how a specific parcel of land is located using the system’s terminology.
2. Calculating land size: You might be asked to determine the acreage of a described parcel by breaking it down into smaller sections.

Here are examples to help you prepare:

Interpreting land descriptions

Let’s say we’re describing a plot of land. The description might read:

“The northwest quarter of Section 3, Township 2 South, Range 4 West of the principal meridian.”

Here’s what this means:

1. The land is in Section 3 of the township.
2. The township is two rows south of the baseline (Township 2 South).
3. It’s four columns west of the principal meridian (Range 4 West).
4. The specific parcel is the northwest quarter of Section 3, which equals 160 acres (one-fourth of 640 acres).

This system works like an address, making it easier to locate land accurately.

Calculating land size

Knowing that one section equals 640 acres, you can calculate smaller parcels by dividing the land step by step.

For example:

“How many acres are in the southeast quarter of the northeast quarter of Section 10?”

1. Start with the full section: 640 acres.
2. Divide by 4 to find the northeast quarter: 640 ÷ 4 = 160 acres.
3. Divide by 4 again to find the southeast quarter of that quarter: 160 ÷ 4 = 40 acres.

Answer: The parcel contains 40 acres.

Why the rectangular survey system matters today

The rectangular survey system remains essential for the following:

• Real estate transactions: Providing clear, standardized land descriptions.
• Land management: Simplifying property division and ownership records.
• Infrastructure planning: Shaping urban layouts, especially in grid-based cities.

Its uniformity and reliability make it indispensable for land use, even in modern times.

Wrapping-up

The rectangular survey system is a vital part of U.S. history and land management. Its grid-based structure makes it easy to divide, sell, and describe land. By understanding this system, you’ll not only be ready for the real estate exam but also gain insight into how land is organized in most of the country.

Whether you’re a student or a property buyer, the rectangular survey system is your guide to understanding property boundaries.