· research · 2 min read
What's the Property Address? Bad News... There's Not An Easy Answer!
Most rural vacant land has no USPS address. Here is why, how the MLS handles it, and what parcel numbers and legal descriptions can (and cannot) do instead.
Most rural vacant land properties do not have a mailing address, which confuses buyers accustomed to standard street addresses.
How Does the MLS Handle Property Addresses?
The National Association of Realtors requires either a property address or parcel identification number for each MLS listing. The Houston Association of Realtors clarifies that agents must use the address and city as defined by the US Postal Service.
Understanding ZIP Codes
USPS assigns cities to ZIP codes based on the main post office location within that code, regardless of where properties are geographically situated. ZIP code boundaries have nothing to do with city limits; they can cross city, county, and state lines.
Introduced in 1963, Zone Improvement Plan codes were designed to improve mail delivery efficiency, not to designate geographic locations.
Example: Southwestern Rusk County, Texas (ZIP 75760) uses Cushing, TX as its USPS city, despite Cushing being located in Nacogdoches County.
Most Rural Vacant Land Tracts Do Not Have a USPS Address
Rural properties without homes almost never have USPS addresses. Local emergency response authorities assign property addresses, not the USPS. This creates significant confusion for both buyers and many real estate agents.
Alternative: Use the Parcel Identification Number
When addresses don’t exist, NAR allows using a parcel identification number (APN), also called an assessor’s parcel number. However, APNs have limitations: they may cover multiple properties, lack geospatial data, contain mapping errors, or omit sufficient legal descriptions.
Legal Descriptions Are Difficult to Understand
NAR requires a legal description sufficient to describe property location when neither address nor parcel number exists. Most legal descriptions use arcane metes and bounds language, often citing previous deeds and surveys. Few people, except title lawyers, surveyors, and title professionals, can interpret these written descriptions.
The core problem: 99% of prospective buyers ask for a USPS street address, which most rural vacant land simply doesn’t have.
