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Mineral Rights Value in Texas
Most mineral owners in Texas have no idea what their rights are really worth. To be fair, it’s not their fault.
Real information about mineral rights value is extremely difficult to find, and most of what’s out there is vague, outdated, or written to benefit mineral buyers.
That’s why this guide is different.
We’re going to walk you through how mineral rights value really works in Texas. This guide was written specifically for Texas mineral rights owners.
We’ll break down the key factors that drive value, how mineral buyers evaluate deals when they make offers, and the rules of thumb they actually use. We’ll also show you the biggest mistakes mineral owners make and how to avoid leaving money on the table.
Whether you’re getting royalty checks every month or holding on to non-producing acreage, understanding the true value of your minerals in Texas is the first step toward making a smart move.
This post is built to give you clarity, confidence, and the kind of insight most owners never get.
Let’s get started.
What “Mineral Rights Value” Really Means
When we talk about mineral rights value, we’re not just talking about estimating the value based on current income. We’re talking about the potential future income your minerals could generate over time. That’s the real driver of value.
Mineral rights aren’t like selling a house or a piece of land where there’s a set market range. With minerals, the value is based on what’s underground, what’s already been developed, and what could still be developed in the future. Buyers are looking at all of that to figure out what kind of return they can expect.
Think of it like this: if you’re getting royalty income right now, buyers will look at how much you’re making and how long they think those checks will keep coming. If your minerals aren’t producing yet, they’ll look at how likely it is that new wells will be drilled, and what kind of income those wells could generate.
In other words, your mineral rights are only as valuable as the income they can produce now or in the future. That’s why the exact same number of acres can be worth $500 in one area and $1,000,000 in another. It all comes down to location, timing, and what’s going on with oil and gas development in your area.
Now that we’ve covered the big picture, let’s dive into the specific factors that determine how much your mineral rights are worth in Texas.
Key Factors That Drive Value in Texas Mineral Rights
No two mineral rights deals are the same. Even in the same county, or on the same tract of land, value can vary depending on a few critical factors. If you want to understand what your mineral rights are really worth, these are the pieces of the puzzle buyers look at.
Net Mineral Acres (NMA) and Net Royalty Acres (NRA)
One of the first things a buyer wants to know is how much you actually own. That’s where Net Mineral Acres (NMA) and Net Royalty Acres (NRA) come in.
NMA refers to your ownership share of the mineral rights within a specific tract. For example, if you own a 25 percent interest in 100 acres, you have 25 Net Mineral Acres. NRA takes that a step further by factoring in your royalty rate. So if your 25 NMA is leased at a 25 percent royalty, you have 6.25 Net Royalty Acres.
Buyers often use NRA when calculating value because it gives them a better idea of what kind of income your minerals could produce. The higher your NRA, the higher your potential value.
Check out our net mineral acres vs net royalty acres article for more detailed information about this.
Current Production and Royalty Income
If your minerals are producing, you’re in a strong position. Buyers will look at your recent royalty statements to get a sense of what they would earn if they bought from you.
In most cases, they’ll apply a multiplier to your monthly income to come up with an offer. That multiplier might be anywhere from 30 to 72 months’ worth of royalties, depending on the risk, well decline rates, and what’s going on in the market. We’ll cover those rules of thumb a bit later, but just know this: consistent income makes your minerals easier to value and usually fetches a better price.
Lease Status, Bonus, and Royalty Rate
Even if your minerals aren’t producing, being under lease can still add value, especially if it’s a favorable lease.
Buyers will look at the bonus payment you received when the lease was signed and the royalty rate in that lease. A higher royalty rate, like 25 percent, is more attractive than a lower one, like 12.5 percent. If your lease is about to expire or has no drilling activity tied to it, that may lower the value unless the area is in high demand.
Future Drilling Potential or Upside
This is where things can really get interesting.
Buyers love minerals that are located in areas with future drilling potential. If there’s already an operator actively drilling nearby, or if permits have been filed on or around your tract, buyers will pay more for the opportunity to cash in on future wells.
They’ll look at how many wells are planned, the geology of the area, spacing units, and operator trends. In hot areas like parts of the Permian Basin, this future upside can be a major value driver.
Commodity Price Trends and Timing
Oil and gas prices have a direct impact on what your minerals are worth. When prices are high, buyers tend to be more aggressive because they see more upside in future production. When prices are low, they usually pull back or make more conservative offers.
If you’re thinking about selling, timing matters. Even a small shift in oil or gas prices can swing your value up or down by thousands of dollars per acre.
Location, Basin, County, and Operator Activity
In Texas, location really is everything.
Minerals in the Permian Basin often command much higher offers than minerals in a quiet or mature field with little drilling activity. Even within the same basin, values can vary from one county to the next based on who the operators are, how many wells are being drilled, and what kind of results those wells are producing.
Buyers look closely at the exact location of your tract, how close it is to existing development, and what kind of infrastructure is already in place. All of these factors play into how much they are willing to pay.
Legal Ownership and Documentation
Clear title and solid paperwork might not seem like a big deal, but to a buyer, it matters a lot.
If your ownership is well documented, with recorded deeds, legal descriptions, and recent royalty statements, buyers will feel more confident about making a strong offer. On the other hand, if they have to guess at what you own or clean up messy title issues, they will usually reduce their offer to account for the extra work and risk.
Taking time to organize your documents and confirm your ownership is one of the easiest ways to add value when selling.
How to Estimate the Value of Your Mineral Rights in Texas
Trying to figure out what your mineral rights are worth can feel like aiming at a moving target. There’s no exact formula that works for every situation, but there are reliable methods and practical guidelines that can help you get in the right ballpark.
Here’s how most buyers approach mineral rights valuation, and how you can use that same thinking to get a clearer picture of what your minerals might be worth.
Producing, Leased, or Unleased? Start There
The first thing to look at is the current status of your mineral rights. Are they producing? Are they leased but not producing? Or are they completely unleased?
Each of these categories falls into a different value range:
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Producing minerals are typically the easiest to value because you have royalty income coming in. Buyers will review those payments and use that income to calculate their offer.
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Leased minerals that are not yet producing still hold value, especially if the lease terms are favorable and there’s a good chance of drilling.
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Unleased, non-producing minerals are the toughest to value. These offers depend heavily on location and how likely it is that drilling will happen in the near future. If there’s no activity nearby, offers may be minimal.
The Income Approach: Monthly Royalties Times a Multiplier
If your minerals are producing, buyers will usually take a look at your royalty check stubs from the past few months to find your average monthly income. Then they apply a multiplier to come up with a purchase price.
That multiplier reflects how many months of royalty income they’re willing to pay upfront. It varies depending on risk, production decline rates, and oil and gas prices at the time. Here are some general ranges:
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Lower offers might use a 30 to 36 month multiplier
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Average offers fall in the 48 to 60 month range
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Strong offers can go up to 72 months or more
For example, if you’re receiving $1,000 a month in royalties, you might see offers between $48,000 and $60,000, or more if the wells are strong and the area is in high demand.
Buyers are trying to figure out how long your royalty income will last, how much it will decline over time, and how stable commodity prices will be in the future. The higher the risk, the lower the multiplier.
Estimating Upside Value for Non-Producing Minerals
If your minerals aren’t producing yet, buyers have to make some educated guesses. They’ll look at whether there’s any leasing activity nearby, whether permits have been filed, and whether operators are showing interest in the area.
If the area has clear potential for drilling soon, your minerals may still bring in a competitive offer. But if there’s no sign of activity and the area hasn’t seen any leasing or development in years, offers will reflect that risk. In those situations, your minerals might be valued purely as speculative assets and priced accordingly.
Having a broker who understands what’s happening in your county or basin can make a big difference. Knowing the drilling potential of your area helps you avoid accepting a low offer when your minerals might be on the verge of new development.
Why “Average Price Per Acre” Doesn’t Tell the Full Story
We get this question all the time. Owners want to know the average price per acre for mineral rights in their county. The problem is, mineral rights don’t really work that way.
Unlike farmland or residential land, there’s no consistent market price per acre for minerals. What your minerals are worth depends entirely on what’s happening underground and around your property.
Two people in the same county could each own 100 acres. One might have minerals under lease with producing wells and royalty checks coming in every month. The other might own unleased, non-producing minerals in a quiet part of the county. Even though both owners have the same acreage, their minerals could be worth drastically different amounts.
Instead of asking for an average per-acre price, the better question is this: What kind of income can your minerals generate, and how likely is that income to continue or increase in the future? That’s how serious buyers look at value.
Rules of Thumb for Mineral Rights Value in Texas
When it comes to mineral rights, there’s no official price list. But there are some common rules of thumb that buyers and brokers use every day to estimate value. These aren’t hard and fast numbers, but they can give you a general idea of what to expect based on the type of mineral interest you own.
These ranges vary depending on location, operator activity, lease terms, and commodity prices, but they’re a helpful starting point.
Non-Producing, Unleased Minerals
Minerals that are not under lease and have no current production typically have the lowest value. These are speculative assets, and unless the area is actively being leased or drilled, buyers may not see much near-term potential.
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In less active areas: $0 to $500 per acre
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In areas with recent leasing or interest: $500 to $2,000 per acre
If your minerals fall into this category, their value depends almost entirely on future potential. If the area heats up, your value could jump quickly.
Leased, Non-Producing Minerals
If your minerals are leased but not producing, they’re generally worth more than unleased minerals. The lease itself shows that an operator has interest in the area and is at least considering development.
The value here will depend on the lease terms (especially the royalty rate), the bonus you received, and how soon drilling is expected.
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Typical range: $1,000 to $5,000 per acre
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Premium locations with strong operator activity: $5,000 to $15,000 per acre or more
Buyers may value these minerals based on the lease bonus and projected future production, especially if permits have already been filed or nearby wells are planned.
Producing Minerals
Producing minerals are the easiest to value, because they come with income. Most buyers will look at your royalty statements and apply a multiplier to your average monthly income. That becomes the basis for their offer.
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Conservative buyers may offer 30 to 36 times your average monthly royalty
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Most competitive buyers offer 48 to 60 times
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Strong offers in hot areas can reach 72 months or more
For example, if you receive $2,000 per month in royalties, a typical offer could range from $96,000 to $120,000. In areas with strong upside potential, it could be higher.
These deals often close quickly because the value is clear, and buyers are confident in the cash flow they’ll receive.
Examples from the Field
To bring it all together, here are a few sample scenarios based on real situations in Texas:
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100 acres of unleased minerals in a quiet part of East Texas: May receive little or no offer due to limited development.
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40 acres leased at 25 percent in the Delaware Basin, with nearby permits filed: Could see offers ranging from $8,000 to $15,000 per acre, depending on timing.
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10 NRA producing $1,000 per month in royalty income from horizontal wells in the Midland Basin: Likely valued between $60,000 and $72,000, possibly more if the wells have room for additional development.
These examples show how much value can swing based on just a few variables. That’s why working with a broker who understands the current market is so important.
How Working with a Texas Mineral Rights Broker Helps Maximize Value
If you want to get top dollar for your mineral rights, the most important decision you can make is who you choose to help you sell. Mineral rights are a niche asset. The value is often hidden, the buyer pool is specialized, and the market is far from transparent.
Trying to navigate it alone puts you at a serious disadvantage. That’s where a good mineral rights broker comes in.
Creating Competition Among Buyers
The number one reason mineral owners get low offers is because they’re only hearing from one or two buyers. Those buyers know there’s no competition, so they offer the bare minimum and hope it gets accepted.
A specialist broker does the exact opposite. They bring your property to a large network of qualified buyers and create a competitive environment. When buyers know they’re bidding against others, they put their best offer forward. That’s how you drive value up and uncover the true market price.
Understanding the Texas Market
Not all brokers are created equal. Some work nationwide and take a cookie-cutter approach. Others only dabble in mineral rights and treat it like just another type of real estate.
Texas Royalty Brokers focuses exclusively on mineral rights in Texas. That means we understand the state’s basins, operators, drilling trends, lease structures, and buyer behavior inside and out. From the Permian Basin to the Eagle Ford to the Haynesville, we know what drives value in your area, and we bring that insight directly into the sales process.
Helping You Present the Right Information
Buyers want confidence, and one of the best ways to give them that is by presenting your ownership clearly. If your documents are organized, your ownership is verified, and your production data is clean, you’ll get better offers. Period.
At Texas Royalty Brokers, we help you put together everything buyers need to evaluate your minerals properly. That makes it easier to market your property and gives you a better shot at receiving premium offers.
Saving You Time and Stress
Selling mineral rights isn’t just about money, it’s also about avoiding mistakes and getting through the process without frustration. When you work with a broker, you don’t have to field dozens of phone calls, decode confusing paperwork, or wonder if an offer is legit.
We handle the buyer communication, document prep, negotiations, and closing details. You stay in control of the process, but we do the heavy lifting so you can focus on making the right decision, not managing the chaos.
Why Going It Alone Usually Costs More
It’s easy to think that selling directly to a buyer will save you money on fees or commissions. In reality, it usually costs you far more than you save.
The right broker more than pays for themselves by creating competition, identifying motivated buyers, and helping you avoid costly mistakes. With a broker in your corner, you don’t just get a fair deal, you get the best deal.
What to Do Next: Steps for Getting a Real Value Estimate in Texas
By now, you’ve seen that there’s no simple sticker price when it comes to mineral rights. The value depends on a mix of ownership details, lease terms, production status, location, and the current market. If you’re serious about finding out what your minerals are worth, here’s how to take the next step.
Gather Your Ownership Documents
The first step is knowing what you own. If you have copies of your deed, lease agreement, royalty statements, division orders, or any paperwork tied to your minerals, get those together. These documents help paint a clear picture of your ownership and make it easier for buyers to evaluate your property.
Even if you’re missing some paperwork, don’t stress. A qualified broker can help track it down and guide you through what’s needed.
Understand Your Production and Lease Status
Are you currently receiving royalty checks? Are your minerals leased? If so, what are the lease terms and royalty rate? If they’re not leased, has there been any recent activity or interest in your area?
This kind of information gives buyers a better sense of what kind of income your minerals can generate, either now or in the future. The clearer the picture, the stronger the offers tend to be.
Avoid Guesswork by Working with an Expert
Trying to estimate value on your own can lead to costly mistakes. Public records, online calculators, or conversations with a neighbor might give you a rough idea, but none of those tools provide a full market picture.
That’s where a specialist comes in. At Texas Royalty Brokers, we live and breathe the Texas mineral market. We track what buyers are offering in every major basin, and we know how to evaluate your minerals based on real-time market activity.
Reach Out for a Free, No-Obligation Consultation
If you’re thinking about selling, or just want to know what your mineral rights might be worth, we offer a free consultation with no pressure to move forward.
We’ll review your ownership, explain how the process works, and give you a clear understanding of your options. Whether you decide to sell now, later, or not at all, you’ll walk away with valuable insight.
Work with a Broker Who Puts You First
Selling mineral rights is not something you want to do alone. The market can be complex, buyers are motivated to get a deal, and one wrong move can cost you tens of thousands of dollars.
At Texas Royalty Brokers, our only goal is to help mineral owners like you get the highest possible value with the least amount of hassle. We create real competition, present your minerals professionally, and handle the entire process from start to finish.
You stay in control every step of the way, and we make sure you never have to wonder if you’re leaving money on the table.
Final Thoughts
Understanding the value of your mineral rights in Texas isn’t always easy, but it doesn’t have to be overwhelming. With the right guidance, the right information, and the right people on your side, you can move forward with confidence.
Whether you’re ready to sell or just want to know what your minerals might be worth, Texas Royalty Brokers is here to help. We specialize in maximizing value for mineral owners, and we’ll make sure you get the attention, support, and results you deserve.
Reach out today and let’s start the conversation. Fill out the contact form below and our team will be in touch within 24 hours. Typically, we respond within just 1 hour!
