In the world of real estate, a township plays a crucial role in defining properties, boundaries, and land ownership. It serves as a fundamental unit of legal descriptions within the government land survey system.
Understanding townships is essential for property owners, buyers, sellers, and industry professionals alike, as it directly impacts various aspects of real estate transactions, property taxes, and land management.
What is a Township in Real Estate: A Simple Definition
A township is a geographical area typically measuring 6 miles square (36 square miles or 23,040 acres) within the government land survey system. It is a standardized unit used for legal descriptions of properties and land parcels. Each township is identified by a unique combination of township, range, and section number.
This system of land division and identification was established by the Land Ordinance of 1785, which aimed to facilitate the orderly settlement and sale of public lands in the United States. The government land survey system has been instrumental in shaping the development of real estate across the country, providing a consistent and reliable framework for defining property boundaries and land ownership.
Township Legal Descriptions: Individual Township, Section Number, Range, Tax Rate Etc.
Township, Section Number & Range
A township’s legal description consists of three main components:
- Township: Represented by a number that indicates its position north or south of a specific baseline or meridian. For example, Township 12 North means the township is located 12 townships north of the baseline.
- Range: A number that denotes its location east or west of a principal meridian. For instance, Range 3 East signifies the township is the third range east of the principal meridian.
- Section Number: Each township is further divided into 36 sections, each measuring approximately 1 square mile (640 acres). These sections are numbered from 1 to 36, typically following a serpentine pattern.
For example, a legal description may read: “Township 12 North, Range 3 East, Section 24.” This description indicates the specific section within a township located 12 townships north of the baseline and the third range east of the principal meridian.
Tax Rate
In addition to the township, section number, and range, legal descriptions often include information about tax rates or millage rates. These rates are set by local governments and determine the property taxes owed by property owners. Tax rates can vary between townships and are used by tax collectors to calculate tax bills and tax revenues.
It’s essential for buyers, sellers, and property owners to understand the tax rate associated with a specific township and legal description. Higher tax rates can result in higher property tax obligations, potentially impacting the overall cost of ownership or the potential return on investment for a real estate transaction.
Government Land Survey System
The government land survey system is a standardized method of dividing and describing land in the United States. It was established in the late 18th century to facilitate the transfer and sale of public lands. This system uses township lines, range lines, and section lines to create a grid of rectangular sections, each with its own unique legal description.
The government land survey system is based on principal meridians and baselines, which serve as reference points for measuring and dividing the land. From these reference points, township and range lines are drawn, creating a grid of townships. Each township is then divided into 36 sections, each measuring approximately 1 square mile (640 acres).
This systematic approach to land division and identification has played a crucial role in the development of real estate across the United States, providing a consistent framework for property boundaries, legal descriptions, and land ownership.
Township Legal Descriptions and Their Impact on the Real Estate Industry
Surveyors
Surveyors play a crucial role in the real estate industry by accurately determining and mapping property boundaries, legal descriptions, and land ownership. They rely on the government land survey system, monuments, plats, and deeds to ensure accurate legal descriptions and boundaries.
Surveyors are responsible for conducting field surveys, interpreting survey maps, and providing expert opinions on property boundaries and legal descriptions. Their work is essential for resolving boundary disputes, identifying encroachments, and ensuring compliance with local zoning and land use regulations.
Assessed Value and Property Taxes
Township legal descriptions directly impact property taxes. Local governments use these descriptions to determine the assessed value of a property, which is typically a percentage of its market value. The assessed value, combined with the millage rate, determines the property owner’s tax obligations.
Understanding legal descriptions is crucial for buyers, sellers, and property owners to accurately estimate their tax obligations. Properties located in townships with higher millage rates may result in higher property taxes, potentially affecting the overall cost of ownership or the potential return on investment.
Advantages and Disadvantages of Living in a Township
Living in a township can have both advantages and disadvantages, and it’s important for property owners, buyers, and sellers to carefully consider these factors:
Advantages
- Access to local services and amenities: Townships often provide a range of local services and amenities, such as parks, recreation facilities, libraries, and community centers, tailored to the needs of their residents.
- Potentially lower property taxes: In some cases, property taxes in townships may be lower compared to larger municipalities, depending on the millage rates and assessed values.
- Sense of community and local representation: Townships typically have smaller populations, fostering a stronger sense of community and local representation through elected township officials.
Disadvantages
- Limited resources and services: Compared to larger cities, townships may have limited resources and services, such as fewer public transportation options, fewer public safety personnel, or limited infrastructure.
- Longer commute times: Townships are often located in more rural or suburban areas, which may result in longer commute times for residents who work in major employment centers.
- Potentially higher property taxes: While some townships may have lower property taxes, others may have higher millage rates, resulting in higher tax obligations for property owners.
It’s essential for individuals considering a move to a township to carefully evaluate these factors and determine whether the advantages outweigh the potential drawbacks based on their specific needs and preferences.
Examples of Townships in Different States/Regions
Townships are prevalent in several states and regions across the United States, each with their own unique characteristics and traditions:
Midwestern States
States like Michigan, Ohio, Indiana, and Illinois have a strong tradition of township governments. For example, in Michigan, there are over 1,200 townships, each with its own legal descriptions, tax rates, and governing bodies.
In these states, townships often play a significant role in providing local services, such as road maintenance, public safety, and community development. Many townships in the Midwest have their own elected officials, including township supervisors, trustees, and clerks, who are responsible for managing the township’s affairs and representing the interests of its residents.
Northeastern States
While less common than in the Midwest, townships can be found in states like Pennsylvania, New Jersey, and New York. In Pennsylvania, townships are classified as either first-class” or second-class” based on their population and form of government.
In Pennsylvania, for instance, first-class townships have a population of over 300 residents per square mile and are governed by a board of commissioners. Second-class townships have a lower population density and are governed by a board of supervisors.
Similarly, in New Jersey, townships are often referred to as townships or towns and they serve as municipal governments responsible for providing various services to their residents.
Western States
Some western states, such as California and Utah, also have townships, although they may be referred to by different names, such as ranches or districts.
In California, townships are known as “ranchos” or “rancheros,” which were originally land grants made by Spanish or Mexican authorities before California became part of the United States. These ranchos were often large tracts of land used for cattle ranching or agriculture.
Today, many of these ranchos have been incorporated into cities or counties, but some still exist as distinct townships or unincorporated communities within California’s larger counties.
In Utah, townships are referred to as districts or unincorporated areas. These townships are governed by the county government and may receive certain services, such as road maintenance, public safety, and zoning regulations, from the county.
Southeastern States
In the Southeastern United States, the use of townships varies from state to state. Some states, like Georgia and Florida, do not have a traditional township system, relying instead on county governments and incorporated municipalities.
However, in states like North Carolina and Virginia, townships or townships precincts exist as subdivisions of counties, primarily for administrative purposes such as conducting elections or providing certain local services.
Frequently Asked Questions
What is the concept of township?
Concept of Township: A township is a subdivision of a county with some self-government, typically providing local services and regulations for its residents.
What is the best definition of a township?
Best Definition of a Township: A township is a small administrative district within a county, often rural, with its own local government and limited autonomy.
What is a township property?
Township Property: Township property refers to land or real estate located within the boundaries of a township.
What is the best description of a township?
Best Description of a Township: A township is a geographic area within a county that functions as a local government unit, typically responsible for services like road maintenance, zoning, and sometimes police and fire protection.
Final Thoughts
Understanding townships and their legal descriptions is crucial in the real estate industry. Whether you are a property owner, buyer, seller, or industry professional, mastering these concepts can help you navigate property boundaries, land ownership, tax obligations, and more. By recognizing the significance of townships, section numbers, ranges, tax rates, and the government land survey system, you can make informed decisions and ensure compliance with local regulations.
When dealing with real estate townships, it’s essential to consult with professionals, such as surveyors, real estate agents, tax experts, and local government officials. These professionals can provide valuable insights, guidance, and expertise to help you navigate the complexities of legal descriptions, property boundaries, tax calculations, and local regulations.
