Nacogdoches County TX and Apex and other offers Summer 2026
For Nacogdoches County Texas. RE: Apex lease offers etc.
Apex is one of the more aggressive companies leasing now in Nacogdoches County, Texas. I just signed a lease with them and am quite pleased with the terms. I will not divulge the terms, but I will say they are generous in areas of interest, and it is specifically natural gas and related hydrocarbons they are interested in. They do plan to be aggressive about well development, stacked wells etc. because they see a big opportunity for export with the new liquid natural gas plants developed along the Gulf Coast.
I have had multiple offers. There are what I call the leasehounds: those middlemen mineral rights lease offers by groups who sign you up and then flip the lease for a profit. There are the bait & switch offers who are just trying to buy you out for cheap, and talk about net royalty acres.
My landman was polite, and answered questions with candor. Apex has good people reaching out directly who know what they're doing and know what the price per net mineral acre is going for. The range depending on where your mineral rights are located in Nacogdoches County is $1000 up to $5000 MNA for prime property.
Old Guy I would encourage you to work with a landman who is working for Apex directly. As far as leasing terms go, talk to an oil & gas attorney or perhaps you have a friend who is a lawyer. I found them to be reasonable in their negotiations. It's a great opportunity, Old Guy, I would encourage you to pursue it.
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Replies to This Discussion
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Oil & Gas ProPermalink Reply by Skip Peel - Mineral Consultant on -
Thanks for the information. I generally agree with your opinion and suggestions but would add that the bonus should almost never be the focus of negotiating an O&G lease. The long term value is found in the royalty. And I would trade some of the bonus for a better royalty or a no cost clause if I had sufficient negotiating power. Whether a mineral owner plans to hold their rights indefinitely or sell those rights, a better royalty is the way to go.
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Oil & Gas ProPermalink Reply by Rock Man on -
Hoping that a good "cost free" lease can be negotiated with Apex.
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Oil & Gas ProPermalink Reply by Skip Peel - Mineral Consultant on -
Someone would need a significant acreage strategically located in a planned drilling unit. And no mineral owners should ever let a lessee provide the no cost language. I see many example of just that in leases where I think , and sometimes know, that the lessor believes that will not be subject to post production deductions. If a no cost clause in TX includes the mention of a court case, that is not a binding no cost term. It is a scam! Get the assistance of an experienced O&G attorney and have them draft the no cost clause.
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landownerPermalink Reply by youngbird on -
Both are important. A bonus pays up front. If a dry hole is the result of drilling, or if a company loses equipment during drilling and the venture gets caught up in legal negotiation quagmires, then at least you have the bonus money.
This website used to give good explanations for leasing terms and what should or should not be included.Companies like Apex know what they're looking for but they also know that an informed mineral rights owner will ask for adjustment of leasing terms. Being informed and reasonable are key. If you can afford a consultation with an oil & gas attorney, or have a connection to someone who is a lawyer that is a good way to go.
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Oil & Gas ProPermalink Reply by Skip Peel - Mineral Consultant on -
There are no dry holes in the Haynesville Shale. Some wells are better than others but baring the very rare mechanical issue, they all produce. For that reason, the bonus is considerably less important than the royalty. We still provide good explanations, you just have to take the time to look for those discussions and blogs. Here is a little help.
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landownerPermalink Reply by Les on -
FYI, pertaining to the above discussion of "no cost leases", I was recently approached by an independent, theoretically representing Adamas, looking to lease our couple of acres in South Caddo Parish. While he quickly agreed to a 25% royalty from the initial 20% offer, the additional request for a "no cost lease" was met with a hard no and negotiations have ended. Perhaps my small acreage did not provide the leverage to secure the "no cost lease" I was requesting.
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Oil & Gas ProPermalink Reply by Skip Peel - Mineral Consultant on -
No cost clauses are hated by O&G operators. No small acreage mineral owner should expect to get one. An operator would rather just force pool the tract. The 25% without the no cost is as good a lease as can be expected. These days many small tracts don't get 25%. 20% to 25% is the range I see most often.
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Oil & Gas ProPermalink Reply by O & G Professional on -
Les--Will you share what Section, Township and Range your acreage is in?
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Oil & Gas ProPermalink Reply by Skip Peel - Mineral Consultant on -
Adamas likely preparing to drill one or more new wells and cleaning up any tracts with expired leases. No reported production since 11/2023 when this was an Aethon operated unit..
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landownerPermalink Reply by Les on -
Thank you for your input. I know this tract had been leased out years ago so I suspect you are right that this is just an effort by Adamas to clean up the few expired leases.
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Oil & Gas ProPermalink Reply by Skip Peel - Mineral Consultant on -
Technically all the leases would have expired but if no one demanded a release from Aethon, Adamas will take advantage of the situation to hold the unit and develop it.
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