Sell Your Mineral Rights in McMullen County County, TX

Name: Mineral Buys
Telephone: (432) 302-7735
Price range: $$

If you own mineral rights in McMullen County, you're sitting on some of the most productive Eagle Ford acreage in South Texas — a play that produces both oil and natural gas and still draws serious operator attention. Values here are real, activity is ongoing, and if you've gotten an offer recently, there's a reason someone wants what you have.

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ASSET OVERVIEW

Est. per Acre

$2,000–$8,000

per net royalty acre

Active Wells

420+

Drilling Activity

Core Basin

Eagle Ford Shale

Primary Formation

Primary Resource

Oil & Gas

Commodity Type

What You Actually Have in McMullen County

McMullen County sits in one of the core windows of the Eagle Ford Shale, which means operators here are targeting both oil and gas — and production has been strong enough to keep rigs running even when prices get choppy. This isn't speculative acreage. There are hundreds of permitted and producing wells across the county, and major operators have sunk serious capital into this ground. If you've inherited minerals here, or just got a division order or a purchase offer out of nowhere, that's not a coincidence — your acreage has value, and someone has already figured that out. Before you do anything, it helps to understand what you're actually sitting on.

McMullen County by the Numbers

420+

wells

Estimated Active & Permitted Wells

$2,000 – $8,000

est. per NMA

Estimated Mineral Value Range (per net mineral acre)

8,000 – 12,000

feet

Primary Target Depth (Eagle Ford)

Oil & Natural Gas

both windows

Primary Commodities

4.6%

of gross value

Severance Tax Rate (Oil)

Who's Operating in McMullen County

EOG Resources

EOG

Marathon Oil

MRO

Lewis Energy Group

Private

Pioneer Natural Resources

PXD

Callon Petroleum

CPE

Sanchez Energy

Private

What's in the Ground

Eagle Ford Shale

Eagle Ford Basin

The main event in McMullen County. The Eagle Ford here spans both the oil window and the gas condensate window, meaning your acreage could be producing oil, gas, or both depending on where exactly it sits. It's a proven horizontal play — operators have been drilling it since the early 2010s and it continues to produce. Lateral lengths now routinely exceed 7,500 feet, and well economics have improved dramatically as operators have refined their completion techniques.

Austin Chalk

Eagle Ford Basin

The Austin Chalk sits just above the Eagle Ford and has seen renewed interest in recent years as operators look to stack zones and improve returns per well pad. Historically it was a vertical play, but horizontal drilling has opened it back up. If your minerals are in an area where operators are testing Austin Chalk, you could see additional royalty income from the same acreage under a different formation.

Buda Limestone

Eagle Ford Basin

The Buda sits below the Eagle Ford and is a secondary target in parts of McMullen County. It's less consistently developed than the Eagle Ford, but some operators have had good results here. Think of it as a potential bonus layer — not the primary driver of value, but worth noting if you're evaluating an offer or a lease.

How a Mineral Rights Sale Actually Works

You Get an Offer (or Request One)

Most sellers either receive an unsolicited offer from a buyer or reach out themselves. Either way, the first step is figuring out what you actually own — net mineral acres, which formations are included, and whether there's an existing lease or production already in place. That information drives value.

Due Diligence by the Buyer

A serious buyer will pull the title chain, review any existing leases, and verify production data through the Texas Railroad Commission. This typically takes one to three weeks. If something in the title is unclear — missing heirs, gaps in the deed chain — it may take longer or affect price.

Purchase Agreement

Once both sides agree on price, you sign a purchase and sale agreement. This outlines the acreage being conveyed, the purchase price, and any conditions. It's a real legal document — if you have one in front of you, it's worth having a Texas attorney review it before you sign.

Closing and Recording

At closing, you sign a mineral deed conveying your interest. The buyer pays you — typically via wire transfer or cashier's check. The deed is then recorded with the McMullen County Clerk. From signing to closing, most transactions take two to four weeks once terms are agreed.

Tax Considerations

A mineral rights sale is typically treated as a capital gain. If you've held the minerals for more than a year (which is common for inherited rights), long-term capital gains rates apply. Talk to a CPA before you close — the tax treatment can meaningfully affect your net proceeds.

What to Know About Owning Minerals in McMullen County

Recording with the McMullen County Clerk

All mineral deeds, assignments, and leases in McMullen County are recorded with the County Clerk in Tilden. Texas uses a 'race-notice' recording system, meaning the first party to record a valid deed generally wins in a dispute. If you've inherited minerals and the deed was never properly updated or recorded, that's something to sort out before selling — and it's more common than people expect.

Title Searches in South Texas

McMullen County has some title complexity common to South Texas — older Spanish and Mexican land grants, undivided fractional interests split across large families, and gaps in the deed chain going back generations. A qualified Texas oil and gas title attorney should run the chain before any significant transaction. Don't rely solely on a runsheet from a landman if there's material money at stake.

Texas Has No Forced Pooling

Texas does not have a forced pooling statute the way states like Oklahoma or North Dakota do. Operators can't force you into a unit without your consent. That means your lease terms — particularly your royalty rate and pooling clause — matter a great deal. If you're still in the leasing stage rather than selling, negotiate carefully.

Severance Tax in Texas

Texas imposes a severance tax on oil production (4.6% of market value) and gas production (7.5% of market value). These are typically deducted from your royalty check by the operator before you receive payment. Review your check stubs carefully to make sure deductions are being applied correctly.

Non-Participating Royalty Interests (NPRI)

In McMullen County, it's not uncommon to encounter Non-Participating Royalty Interests carved out of older deeds. If your interest includes an NPRI, you receive a royalty but have no right to lease or bonus payments — and you have no say in development decisions. Understanding whether you hold a mineral interest, a royalty interest, or an NPRI changes both what you're owed and what you can sell.

Why Some McMullen County Owners Are Selling Right Now

There's no single reason people sell mineral rights, and honestly, there's no universally right answer about whether you should. But here's what we hear most often from owners in counties like this one. Some people have inherited minerals from a parent or grandparent and have no connection to the land — they've never been to McMullen County, they get a small royalty check twice a year, and they'd rather have the lump sum to use now. Others have gotten an unsolicited offer and are trying to figure out if it's fair before they decide. Some are simplifying their estate because fractional mineral interests are notoriously hard to pass down cleanly. And some are paying attention to where oil and gas markets are heading and want to take certainty now rather than bet on production continuing. None of those reasons are wrong. The honest question is: does the check you'd receive today outweigh the income stream you'd be giving up? That depends on your acreage, your royalty rate, and your personal situation — and it's worth getting a real valuation before you decide either way.

Questions We Hear From McMullen County Owners

I just got an offer for my minerals. Is it a fair price?

Maybe — but you should find out before you sign anything. Unsolicited offers are often below market because the buyer is betting you don't know what you have. In McMullen County, per-acre values vary significantly based on whether there's existing production, how close your acreage is to active development, and what formation depth you're in. Get at least one independent valuation before you respond to any offer. It costs nothing to check, and it could be worth a lot.

I inherited these minerals and I'm not sure exactly what I own. Where do I start?

Start with the deed. If you have a copy, it should describe the land by survey, abstract, and county. Take that to a Texas oil and gas attorney or a reputable landman who can pull the title chain at the McMullen County Clerk's office. You'll also want to check the Texas Railroad Commission's online database (RRC.texas.gov) to see if there are any producing wells associated with your acreage. If you've ever received a royalty check, the operator's name on that check is another good starting point.

What's the difference between the oil window and the gas condensate window in the Eagle Ford?

The Eagle Ford Shale isn't uniform across South Texas — it gets deeper and hotter as you move from northeast to southwest, which changes what it produces. In parts of McMullen County, the formation sits in what's called the 'volatile oil' or 'gas condensate' window, meaning wells produce a mix of oil and wet gas rather than predominantly one or the other. Where your acreage sits within that range affects how operators value it and how royalty checks are structured. It's one of the reasons location matters so much within the county.

Can an operator drill under my land without my permission?

If you haven't signed a lease, an operator cannot drill under your land in Texas without your consent — Texas has no forced pooling law. However, if you've already signed a lease (or inherited land with an existing lease), the operator has the right to drill under the terms of that lease. If you're unsure whether there's an active lease on your minerals, that's something a title search will reveal. Check the county clerk records and the RRC database.

My royalty checks have been getting smaller. Should I be worried?

Declining royalty checks are normal over the life of a well — production naturally declines after the initial flush. But there are a few other things worth checking. First, make sure deductions (post-production costs, severance taxes) are being applied correctly and lawfully under your lease terms. Second, check whether the operator has changed and whether payments are being made to the right entity. Third, if production has dropped sharply and there's no new drilling planned nearby, that's worth factoring into any sale decision. A production history from the RRC can help you understand the trend.

Find Out What Your McMullen County Minerals Are Worth

Fill out the form and a real person — someone who actually knows the Eagle Ford and has looked at McMullen County acreage before — will reach out within one business day. No pressure, no obligation. Just a straight answer about what you have and what it's worth in today's market.

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