If you’re thinking about selling your home in Floresville, Texas, you’re probably wondering what you actually need to do before listing… and what you can skip.

We get this question all the time.

Some homes in Floresville sell quickly with very little work. Others sit on the market because a few key things were missed early on.

James and Barbara Peterson are real estate agents in Floresville, Texas, and after helping buyers and sellers for over 30 years, we’ve seen what makes the difference.

In this guide, we’ll walk you through what actually matters before you list your home… so you don’t waste time or money on the wrong things.

Texas land transactions can be more complex than many buyers expect. One of the most misunderstood concepts is the surface-only land sale. If you're buying ranch land, hunting property, farmland, or rural acreage in Texas, understanding surface rights versus mineral rights is critical before signing a contract.

Here’s what every Texas land buyer and seller should know.

Understanding Property Rights in Texas

In Texas, land ownership can be divided into different types of rights. The two most important are:

• Surface Rights

• Mineral Rights

A landowner may own both together, or they may have been separated — a process called severance.

When mineral rights are severed from the surface estate, one person can own the land’s surface while another owns the minerals beneath it.

This is where a surface-only sale comes into play.

What Is a Surface-Only Sale?

A surface-only land sale means the buyer is purchasing:

• The land’s surface

• Improvements on the property

• Access rights

• Agricultural or recreational use rights

… but NOT the oil, gas, or mineral rights beneath the property.

In other words, the seller keeps the mineral estate or those rights were previously sold to another party.

This is extremely common in Texas.

Why Are Mineral Rights Important in Texas?

Texas has a long history of oil and gas production. Because of this, mineral rights can carry significant value.

Mineral owners may have the right to:

• Lease minerals to oil and gas companies

• Receive royalty payments

• Explore for minerals

• Conduct drilling operations

In many rural Texas counties, mineral rights were separated generations ago. As a result, most land transactions today are surface-only.

What Does a Surface Owner Actually Own?

In a surface-only purchase, the buyer typically owns:

1. The Physical Land Surface

This includes:

• Pastures

• Woods

• Grazing land

• Hunting areas

• Agricultural fields

2. Improvements

Such as:

• Homes

• Barns

• Fences

• Wells

• Roads

3. Surface Use Rights

Including:

• Farming

• Ranching

• Recreational use

• Building structures (subject to restrictions)

What Rights Does the Buyer NOT Receive?

The buyer usually does not receive:

• Oil rights

• Gas rights

• Other mineral interests

• Royalties from production

• Executive leasing rights

These remain with the mineral owner.

Can Mineral Owners Use the Property?

Yes — and this is one of the most important things buyers need to understand.

Under Texas law, the mineral estate is dominant over the surface estate. That means mineral owners may have legal rights to use portions of the surface to access minerals.

This could include:

• Roads

• Pipelines

• Drill sites

• Equipment placement

However, mineral owners must generally use the surface reasonably and cannot cause unnecessary damage.

Why Are Most Texas Land Sales Surface-Only?

There are several reasons:

Minerals Have Been Previously Sold

Many families sold mineral rights decades ago.

Sellers Want to Retain Long-Term Income

Minerals can produce royalty income for generations.

Higher Property Values

Keeping minerals allows sellers to preserve future financial upside.

Estate Planning

Families often retain minerals as inherited assets.

How Can Buyers Protect Themselves?

Before purchasing Texas land, buyers should conduct proper due diligence.

1. Review the Title Commitment

A title company can identify:

• Existing mineral reservations

• Prior severances

• Oil and gas leases

2. Ask Specific Questions

Buyers should ask:

• Are any minerals included?

• What percentage is owned?

• Are there active leases?

• Is there current production?

3. Understand Surface Waivers

Sometimes mineral owners sign agreements limiting surface use.

These may help protect:

• Homesites

• Water wells

• Improvements

4. Work With a Texas Land Specialist

Rural land transactions are unique and often require specialized expertise.

Does Surface-Only Land Have Less Value?

Not necessarily.

Many buyers purchase Texas land for:

• Hunting

• Recreation

• Ranching

• Farming

• Investment

• Building homes

For these buyers, surface rights alone may fully meet their goals.

However, land with minerals included often commands a higher price.

How Do You Know if Minerals Are Included?

Never assume minerals convey with the property.

In Texas real estate contracts, mineral ownership should be clearly addressed in writing.

Key phrases to watch for include:

• “Surface estate only”

• “Seller reserves all minerals”

• “No minerals conveyed”

• “Minerals previously severed”

Always review contracts carefully.

A surface-only land sale is one of the most common types of rural property transactions in Texas. While buyers still gain valuable use and ownership of the land itself, they may not receive any rights to the minerals beneath the surface.

Understanding this distinction is essential for avoiding surprises and making informed land investment decisions.

Whether you're buying recreational acreage, ranch property, or investment land, always verify exactly what rights are being conveyed before closing.

Need Help Buying or Selling Texas Land?

Working with experienced Texas land professionals can help ensure you fully understand:

• Surface rights

• Mineral ownership

• Title issues

• Existing leases

• Long-term land value

A knowledgeable land broker and title company can help you navigate the complexities of Texas land ownership with confidence.

If you’re thinking about selling your home in Floresville, Texas, the first step is getting a clear plan based on your specific situation.

James and Barbara Peterson are real estate agents in Floresville, Texas helping homeowners understand what their home is worth, what they should (and shouldn’t) do before listing, and how to position it to sell.

If you want, we can help you:

• Understand what your home could realistically sell for
• Identify what updates (if any) will actually make a difference
• Create a plan based on your timeline and goals

Call or text us at 210-540-6487 or 210-740-1295, or reach out through our website, www.txranchandhome.com

No pressure. Just clear answers so you can make the right decision.