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Under the Public Land Survey System (PLSS), how many acres are in a standard section?

160 acres

320 acres

640 acres

1,280 acres

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2026 Statistics

Key Facts: ALC Exam

100

Exam Questions

RLI online proctored final

70%

Passing Score

RLI

2 hours

Exam Duration

Online proctored

LANDU Courses

RLI required core + electives

$3,000-5,000

LANDU Tuition

Plus annual RLI dues

<600

Active ALCs

RLI

The ALC designation is RLI's national credential for land specialists, with fewer than 600 active ALCs nationwide. Earning the ALC requires active REALTOR membership, completion of the LANDU education program (11 courses available, required core must be finished, ~$3,000-5,000 tuition), a documented land transaction volume threshold, RLI membership and annual dues, and passing the comprehensive online final exam (100 questions, 2 hours, 70% to pass). Topics span agricultural land, ranch and recreational land, timber and forestry, transitional and development land, 1031 exchanges, water rights, and conservation easements.

Sample ALC Practice Questions

Try these sample questions to test your ALC exam readiness. Each question includes a detailed explanation. Start the interactive quiz above for the full 100+ question experience with AI tutoring.

1Under the Public Land Survey System (PLSS), how many acres are in a standard section?

A.160 acres

B.320 acres

C.640 acres

D.1,280 acres

Explanation: A standard PLSS section is one square mile, which equals 640 acres. Sections are the basic building block of the rectangular survey system used across most of the United States west of the original colonies. ALCs must be fluent in section math because legal descriptions, acreage calculations, and price-per-acre quotes all reference sections, quarter-sections (160 acres), and aliquot parts.

2How many sections are in a standard PLSS township?

A.16

B.24

C.36

D.64

Explanation: A PLSS township is a 6-mile by 6-mile grid containing 36 sections, numbered 1 through 36 in a boustrophedon ('serpentine') pattern beginning in the northeast corner. Townships are identified by Township (north/south of a baseline) and Range (east/west of a principal meridian). ALCs use this addressing every day when pulling deeds, plat maps, and tax records on rural parcels.

3A legal description reads 'the NE1/4 of the SW1/4 of Section 14.' How many acres does this describe?

A.10 acres

B.20 acres

C.40 acres

D.160 acres

Explanation: Each quarter of a section is 160 acres (640 / 4). A quarter of a quarter is 160 / 4 = 40 acres. The 'NE1/4 of the SW1/4' describes 40 acres in a specific corner of the section. ALCs must be able to do these aliquot-part calculations on the fly when reviewing a contract or pricing a parcel.

4Which type of legal description uses bearings, distances, and natural or artificial monuments to define a parcel's boundary?

A.Public Land Survey System (PLSS)

B.Metes and bounds

C.Lot and block

D.Recorded plat

Explanation: Metes and bounds describes a parcel by walking its perimeter — starting at a defined point of beginning (POB), then giving a series of compass bearings and distances back to the POB, often referencing monuments such as iron pins, watercourses, or trees. It is the dominant system in the original 13 colonies and parts of Texas where PLSS does not apply, and it commonly appears in older rural deeds even within PLSS states.

5A buyer purchasing a 320-acre tract for development financing requires which type of survey?

A.Topographic survey only

B.ALTA/NSPS Land Title Survey

C.Boundary survey only

D.Mortgage location report

Explanation: An ALTA/NSPS Land Title Survey is the standard for commercial-grade and development financings. It combines a boundary survey with title-related items (easements, encroachments, rights of way) and complies with jointly published ALTA/NSPS standards. Lenders and title insurers require it when extended title coverage is being issued. A simple boundary or topographic survey usually does not satisfy a development lender's requirements.

6Which document, prepared by an engineer or licensed surveyor, depicts elevation contours and is critical for site grading and drainage analysis on a development tract?

A.Boundary survey

B.Topographic survey

C.ALTA survey

D.Subdivision plat

Explanation: A topographic survey shows elevations through contour lines and locates physical features such as ridges, swales, watercourses, and existing improvements. It is the foundation of grading, drainage, and stormwater design and is essential for transitional and development tracts. Boundary, ALTA, and plat documents address ownership and legal lines but not elevation in the same detail.

7A buyer is reviewing a preliminary title commitment on rural acreage. Which of the following is most likely to be a Schedule B-II exception that the ALC should flag for the client?

A.Standard owner's coverage endorsement

B.A 1949 utility easement crossing the property

C.The current property tax assessment

D.The buyer's earnest money deposit

Explanation: Schedule B-II of a title commitment lists exceptions — matters not insured against — including recorded easements, restrictions, mineral reservations, and rights of way. A 1949 utility easement is exactly that kind of pre-existing encumbrance. ALCs must read every B-II exception, plot it on the survey if needed, and counsel the buyer on whether the encumbrance interferes with intended use.

8Which of the following is typically the most appropriate listing pricing approach for a unique 1,200-acre ranch with no recent direct sales in the immediate market?

A.Replacement cost approach with no adjustments

B.Sales comparison using regional and adjusted comps, with land use segmentation

C.Income approach valuing only future grazing revenue

D.List at the highest recent comparable in the state

Explanation: Land valuation, especially for large ranches, almost always relies on a sales comparison approach using regional comps with adjustments for size, location, water, improvements, recreational amenities, and land-use segmentation (cropland vs pasture vs timber). Pure cost or pure income approaches rarely capture the recreational and amenity value buyers pay for. Anchoring to the highest comp in a state ignores submarket realities.

9An ALC representing a seller learns of a known boundary dispute with a neighbor. Under standard NAR ethics and most state law, the ALC must:

A.Withhold the information unless the buyer asks

B.Disclose the dispute to prospective buyers

C.Disclose only if the seller authorizes it

D.Resolve the dispute personally before listing

Explanation: Material defects and known boundary disputes are typically considered material facts that must be disclosed to prospective buyers. NAR's Code of Ethics and most state real estate licensing law require disclosure of material defects regardless of seller preference. Withholding this information exposes the ALC, the brokerage, and the seller to misrepresentation and disclosure claims.

10When marketing a large land parcel, which marketing tool is uniquely valuable to land buyers compared with residential marketing?

A.Open houses

B.Aerial drone photography and mapped acreage overlays

C.Staging and decluttering

D.School-district demographic flyers

Explanation: Land buyers respond to aerial views, mapped overlays of soil types, water features, timber stands, and access points. Drone photography and GIS-based parcel maps communicate scale and configuration far better than ground photos. Staging, open houses, and school demographics dominate residential marketing but are largely irrelevant for raw land.

About the ALC Exam

The ALC (Accredited Land Consultant) designation, awarded by the REALTORS Land Institute (RLI), is the only national designation recognizing excellence in land transactions. ALCs specialize in agricultural, ranch, recreational, timber, transitional, and site/development land. The credential requires completion of the LANDU education program (with required core courses), a documented transaction volume, RLI membership, and passing a comprehensive 100-question online final exam covering land brokerage, investment analysis, and environmental/regulatory topics.

Questions

100 scored questions

Time Limit

2 hours

Passing Score

70%

Exam Fee

Course tuition $3,000-5,000 + RLI membership (REALTORS Land Institute (RLI))

ALC Exam Content Outline

15%

Land Brokerage Fundamentals

PLSS section-township-range (640 acres = section, 36 sections = township), metes and bounds, ALTA/boundary/topographic surveys, listing and contract differences for raw land, due diligence, title work, and access easements

15%

Agricultural Land

Cropland and irrigation valuation, livestock operations, USDA Class I-VIII soil capability classification, ag-use property tax assessment (lower assessment), Conservation Reserve Program (CRP), Conservation Stewardship Program (CSP), USDA-FSA loan programs

15%

Ranch and Recreational Land

Animal Unit Month (AUM) stocking rates, Bureau of Land Management grazing leases, hunting and recreational lease pricing per acre per year, recreational valuation premiums, fence and water improvements

10%

Timber and Forestry

Timber cruise methods, Doyle/Scribner/International 1/4-inch log rules, board feet vs cord, sustainable yield, softwood and hardwood rotation cycles (30-80 years for softwood), harvest planning

15%

Transitional Land and Site Development

Highest and best use, entitlements, zoning, subdivision platting, site development feasibility, infrastructure and utility extensions, absorption analysis, density bonuses

15%

Land Investment Analysis

Cap rate, internal rate of return (IRR), net present value, holding period analysis, IRC 1031 like-kind exchange (real property only post-TCJA), leverage, and tax-deferred strategies

10%

Environmental and Regulatory

Riparian water rights (East), prior appropriation (West, first in time first in right), hybrid systems, USACE Section 404 wetlands permits, NEPA environmental review, Endangered Species Act consultation, conservation easements (IRC 170(h)), mineral rights and split estate, oil and gas leases (bonus, royalty 12.5-25%, primary/secondary term, shut-in)

Ethics and RLI Code

NAR Code of Ethics applied to land deals, RLI member standards, fiduciary duties to land buyers and sellers, environmental and boundary disclosure

How to Pass the ALC Exam

What You Need to Know

Passing score: 70%
Exam length: 100 questions
Time limit: 2 hours
Exam fee: Course tuition $3,000-5,000 + RLI membership

Keys to Passing

Complete 500+ practice questions
Score 80%+ consistently before scheduling
Focus on highest-weighted sections
Use our AI tutor for tough concepts

ALC Study Tips from Top Performers

1Memorize PLSS basics: 640 acres per section, 36 sections per township (6 miles x 6 miles), and metes and bounds vs rectangular survey distinctions

2Master 1031 like-kind exchange rules — only real property qualifies post-TCJA, and the 45-day identification and 180-day closing windows are tested heavily

3Know water-rights regimes by region: riparian (East), prior appropriation (West, first in time first in right), and hybrid states

4Practice timber cruise math and the difference between Doyle, Scribner, and International 1/4-inch log rules; understand board feet vs cord

5Review USDA Class I-VIII soil capability classification and which classes qualify for CRP and CSP enrollment

6Study oil and gas lease terminology — bonus, royalty (typically 12.5-25%), primary/secondary term, shut-in royalty, and surface use agreements

Frequently Asked Questions

What is the ALC designation?

The Accredited Land Consultant (ALC) is the only national designation specifically for land transaction specialists, awarded by the REALTORS Land Institute (RLI), an affiliate of the National Association of REALTORS. ALCs work on agricultural, ranch, recreational, timber, transitional, and site/development land. Fewer than 600 ALCs are active nationwide, making it one of the most exclusive REALTOR designations.

How do I earn the ALC designation?

To earn the ALC you must: 1) be an active REALTOR member, 2) complete the LANDU education program (RLI offers 11 courses; required core courses must be finished), 3) demonstrate a documented land transaction volume threshold, 4) join RLI and pay annual dues, and 5) pass the comprehensive online ALC final exam (100 questions, 2 hours, 70% to pass). Total tuition for required coursework typically runs $3,000-5,000.

What does the ALC final exam cover?

The ALC comprehensive final exam is a 100-question online proctored test covering eight content areas: Land Brokerage Fundamentals (15%), Agricultural Land (15%), Ranch and Recreational Land (15%), Timber and Forestry (10%), Transitional Land and Site Development (15%), Land Investment Analysis (15%), Environmental and Regulatory (10%), and Ethics and RLI Code (5%). You have 2 hours and need 70% to pass.

What is the LANDU education program?

LANDU is RLI's land-specific education program. It includes courses on Land Investment Analysis, Tax Deferred 1031 Exchanges, Tax Implications of Real Estate, Agricultural Land Brokerage, Recreational Land Real Estate, Timberland, Transitional Land, Site Selection, Land 101, Mineral Rights, and Site Development. Required core courses must be completed before sitting for the comprehensive exam; electives let candidates focus on their specialty.

How is land brokerage different from residential or commercial real estate?

Land transactions involve unique factors: PLSS surveys (section-township-range), water rights (riparian East vs prior appropriation West), mineral and split estate considerations, conservation easements, environmental review (USACE 404 wetlands, NEPA, Endangered Species Act), 1031 like-kind exchanges, and specialty valuation methods for cropland, timber, and recreational use. Comps are scarce and due diligence is far more technical than residential or even commercial buildings.

Is the ALC designation worth it?

ALC is the premier land brokerage credential. Holders gain access to RLI's national referral network, the Land Connections magazine, the National Land Conference, and exclusive marketing tools. RLI surveys consistently report ALC designees close higher transaction volumes than non-designated agents. The investment ($3,000-5,000 in coursework plus annual dues) is typically recouped through a single referred or higher-quality transaction.