Texas rural acres: why a land purchase agreement needs mineral rights spelled out

In Texas, buying rural land isn’t just about what grows on top. What lies beneath often matters more. Many counties still see old oil and gas leases recorded decades ago, and a buyer without clear mineral rights language in the purchase agreement can wake up to rigs, trucks, and noise they never expected. Surface rights and subsurface rights are not the same thing here — and a contract that ignores that fact puts the buyer in a weak position.

Good agreements mention who owns the minerals, whether they’re leased, and what surface protections apply. For grazing or homestead buyers, clauses about fencing, road maintenance, and cattle guards matter just as much as price per acre. A two-page template won’t cover this. Local brokers in places like Midland or Pecos County insist buyers add addendums about water wells, access easements, and hunting leases.

In Texas, land can be cheap, but mistakes are expensive. The strongest purchase agreements don’t just transfer title — they draw a line between what’s truly yours and what’s not.