Metes and Bounds Legal Descriptions in Alaska
Not every property in Alaska is described by a simple lot and block number from a recorded subdivision plat. Many rural parcels — especially older homesteads, larger acreage tracts, and land outside platted subdivisions — use a “metes and bounds” legal description instead, and this distinction matters more for financing than most buyers expect.
What Metes and Bounds Actually Means
A metes and bounds description defines a property’s boundaries through a sequence of measured distances and directions (“bearings”), typically starting from a fixed reference point and tracing the perimeter back to the point of beginning. Instead of “Lot 4, Block 2, XYZ Subdivision,” you might see language like “beginning at a point 300 feet north of the section corner, thence north 45 degrees east 200 feet, thence…” This method predates modern platted subdivisions and remains common wherever land was originally surveyed as a standalone parcel, homestead, or larger tract later subdivided informally.
Why This Matters for Financing
- Surveys are more likely to be required. Lenders and title companies often want a current survey for a metes-and-bounds parcel to confirm the description matches the actual boundaries on the ground, especially if the existing legal description is old, has ambiguous reference points, or shows signs of prior boundary disputes.
- Title insurance underwriting can take longer. Complex or ambiguous metes and bounds descriptions sometimes require additional title company research to resolve discrepancies before insurance can be issued without exception.
- Boundary disputes are more common with metes and bounds parcels than with platted lots, since informal historical surveys sometimes conflict with neighboring descriptions or reference points that have shifted or disappeared (a since-removed fence post, for example).
- Access and easement rights need separate verification. A metes and bounds description defines the parcel’s boundaries, not necessarily its legal access — confirm recorded easements for driveway or utility access exist and are properly documented.
What to Do Before You Buy
If a property you’re considering has a metes and bounds legal description, ask your title company early whether they anticipate any issues confirming the description, and consider ordering a current survey if one doesn’t already exist or is more than a few years old. This is especially worthwhile for larger acreage parcels where boundary corners may be far from any structure and easy to lose track of over time.
The Alaska Department of Natural Resources maintains land records and survey information for state land that can help clarify historical parcel boundaries in some cases, though private survey records and title company research remain the primary tools for resolving most boundary questions.
Platted Lots vs. Metes and Bounds: Which Is “Better”?
Neither is inherently better — a metes and bounds description is completely legitimate and financeable, it just requires a bit more diligence than a simple platted lot reference. Buyers of platted subdivision lots in places like Anchorage, Wasilla, or Palmer rarely think about this at all, while buyers of rural acreage need to pay closer attention. If you’re weighing rural acreage against a subdivision lot, this is one of several factors — alongside things like our guide to Alaska property boundary survey disputes — worth understanding before you commit.
Frequently Asked Questions
Do I always need a new survey for a metes and bounds property?
Not always — if a recent, reliable survey already exists and the description is clear and unambiguous, a new survey may not be necessary. Your title company and lender will indicate whether one is required for your specific transaction.
Can a metes and bounds property still get a conventional mortgage?
Yes. The legal description format doesn’t itself prevent financing — lenders regularly finance metes and bounds properties. It simply may add a step to the title and survey process.
What if the metes and bounds description references a landmark that no longer exists?
This is a common complication with older descriptions. A licensed surveyor can often re-establish the boundary using historical records, adjoining surveys, and section corner monuments, though it may take longer and cost more than a straightforward survey.
Are boundary disputes more common with metes and bounds parcels?
They can be, particularly with older or informally surveyed descriptions, since ambiguous reference points sometimes lead neighboring parcels to have overlapping or conflicting boundary claims.
Does a metes and bounds description affect my property taxes?
No, the borough assessor values the property based on its actual characteristics and market value, not the format of its legal description.
Buying rural acreage with a complex legal description in Alaska? Get a free home loan quote from Premier Mortgage (NMLS# 1168048) to understand your financing timeline.
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