🛢️ What Lies Beneath: A Landowner’s Ballad on Texas Mineral Rights
By Stearns Ranch Realty Group
"There’s gold in the ground, or so they say,
And the wise rancher reads what the old deeds lay."
Out here in Texas, the land don’t just stretch wide—it runs deep. And what’s buried beneath the mesquite roots and limestone isn’t just dust and memory. It might be oil, gas, or minerals men have chased with hope in their hearts and dollar signs in their eyes.
But if you reckon owning a piece of the prairie means you’ve got claim to the riches below it—well, pull up a stump, friend. You might want to hear a tale or two about mineral rights, and how they can make—or break—a good deal.
The Land Above, and the Riches Below
Back in the early days, a handshake was enough to seal a deal. But nowadays, things are a bit trickier. In Texas, land is split two ways:
- The surface, where your boots walk, your cows graze, and your kids learn to rope.
- The subsurface, where the black gold sleeps and mineral men do their drilling.
You can sell the land and keep the minerals. Or buy the land and never see a drop of oil money, ‘cause someone else staked that claim long ago.
It’s called a severed estate—and in Texas law, the minerals rule the roost.
“The mineral estate is dominant,” the lawyers say.
Meaning if someone owns the oil, they might just come your way.
How Do You Know What You Own?
It ain’t enough to ask your Uncle Joe. The truth lives in the county clerk’s office, hidden in yellowed deeds and dusty records that go back generations.
You’ll need:
- A deep title search (sometimes 100 years or more)
- An attorney or seasoned landman who knows how to follow paper trails
- A stiff cup of coffee (optional, but recommended)
Even if your deed says you own “all rights,” don’t count your chickens. The seller may not have owned any to begin with.
▶️ Tip o' the hat to the Texas Railroad Commission
www.rrc.texas.gov
Royalties, Leases & Legends
Owning minerals can feel like holding a lottery ticket. But it ain’t always a jackpot.
- Leasing gives a company the right to explore and drill. You might get a signing bonus—anywhere from $50 to $500 an acre—and a royalty check if they strike something.
- Selling your minerals means they’re gone for good. Some folks cash out, others hold tight for the next boom.
- Royalty rates? Usually 12.5% to 25%. But that’s just on production, not on hope.
In places like the Eagle Ford Shale, ranchers have bought new trucks and paid off old debts thanks to savvy mineral plays. Others are still waiting by the mailbox.
“Don’t bet the ranch on a dry hole dream,
But know your worth, and hold your steam.”
▶️ Learn more from the wise folks at Texas A&M:
Texas AgriLife Mineral Leasing Guide
What Stearns Ranch Realty Knows
Here at Stearns Ranch Realty Group, we ride herd on more than just fences and acreage. We help our clients:
- Dig deep into who owns what
- Structure clean, honest contracts
- Speak the language of oilmen and attorneys alike
- Protect what’s yours—both surface and subsurface
Each ranch tells its own story. We’re just here to help you read between the lines.
From One Rancher to Another…
“A deed is a promise, a lease is a song,
But mineral rights done right can carry you long.”
If you’re thinkin’ of buying or selling land in Texas, don’t let the minerals muddy the waters. Call me. I’ll shoot you straight. If I’m not the man for the job, I’ll point you to one who is. Around here, we do things with integrity and grit—just like the land taught us.
So whether you’re after good grass, clear water, or a little something shining under the soil…
Let’s talk ranches. Let’s talk minerals. Let’s talk Texas.
Chris Stearns
📞 C: 210-425-5956
📍 116 E Travis St. Fredericksburg, TX
Stearnsranchrealtygroup.com
Stearns Ranch Realty Group
Texas Roots. Ranchland Results.
