Demystifying Andrews County Title Searches: From the Shafter Lake Rivalry to the Permian Oil Boom

Conducting an accurate title search in Andrews County requires more than typing a name into a digital index. Andrews County sits in the heart of the Permian Basin. Its property records reflect a long history of West Texas land speculation, large ranching empires, public university lands, and a massive oil boom.

When you trace a chain of title back to sovereignty here, you quickly discover the early days were chaotic. Rival towns fought a literal land giveaway war. For decades, local deeds were recorded in entirely different counties. Landmen, title agents, and real estate professionals need to know this history to make sense of the files.

The unusual early days of Andrews County still shape modern searches for deeds, leases, assignments, and mineral reservations.

Key Takeaways for Andrews County Title Research

Jurisdiction Hopping. The state created Andrews County in 1876, but it was not formally organized until 1910. Pre-1910 land records often sit in the archives of Shackelford, Howard, or Martin counties.
The Townsite Wars. Early 1910s deed records show a flurry of small lot conveyances. This happened because rival towns Andrews and Shafter Lake gave away lots to cowboys in exchange for votes in a county seat election.
University Lands. The University of Texas system owns about 29 percent of the acreage in Andrews County. Surface and mineral searches on these tracts require checking Permanent University Fund leases alongside county clerk records.
The Oil Boom Complexities. Oil was discovered in 1929. Fields exploded in the 1940s and 1950s. This fractured the county deed records with complex mineral severances, royalty deeds, and leasehold assignments.

The Early Record Trail: Attached to Other Counties (1876 to 1910)

One common problem for researchers tracing a chain of title in Texas is the gap between when a county was legally created and when it was formally organized.

The 15th Texas Legislature formed Andrews County from Bexar County on August 21, 1876. The county was named for Richard Andrews. He was the first man to die in the war for Texas independence at the Battle of Concepcion in 1835. For decades, the area remained sparsely populated. Before 1890, a few ranchers, military personnel, and Native American groups lived there. The Anasazi, Apache, and Comanche all have history in the region. By 1900, the census counted just 87 residents.

The county lacked the population to support its own government. As a result, Andrews County was attached to other counties for administrative and judicial purposes. You will not find the earliest land patents or 19th century deeds in the 1911 Andrews County courthouse. You have to follow the jurisdictional trail.

1876 to 1882. Jurisdiction of Shackelford County.
1882 to 1887. Part of the Howard Land District.
1887 to 1891. Part of the Martin Land District.
1891 to 1910. Jurisdiction of Martin County.

Andrews County was formally organized in 1910. The first two story courthouse went up in 1911. The present courthouse was built in 1938 and renovated in 1955 and 1976. Researchers looking for the earliest land grants may also need to check Bexar County archives. There, Spanish and Mexican land grant histories often complicate early Texas title trails.

The County Seat War: Shafter Lake vs. Andrews

When you review the grantor and grantee indexes for Andrews County around 1910, you might notice a sudden spike in town lot conveyances to individual cowboys and ranch hands. This is not an error in the record room. It is the paper trail of a fierce political rivalry.

By 1910, the population had grown to 975. Two main communities emerged. Shafter Lake and Andrews both wanted the economic and political advantage of becoming the county seat.

To win voters, the promoters of Shafter Lake began giving away town lots to local cowboys. This effectively bought their residency and their votes. The strategy worked until a man named R.M. Means attempted to claim a lot. His wagon broke down on the way to Shafter Lake. He missed the giveaway deadline. Shafter Lake promoters refused to extend the deadline for him, and the tide turned.

Means went back to the town of Andrews. He purchased a tract of land and began giving away lots to cowboys himself. The election took place on July 16, 1910. Andrews beat Shafter Lake at its own game and won the county seat. Today, these historical lot giveaways remain in the early deed records. They show exactly how early townsite promotion shaped West Texas real estate.

Big Ranches and the Four-Section Law

Before the oil derricks arrived, Andrews County was cattle country. Early land acquisitions were massive. In 1884, Chicago meatpacker Nelson Morris purchased 228,000 acres in the southeastern corner of the county. He established the Chicago Ranch, also known as the C Ranch. Morris was a pioneer in the area. He introduced barbed wire drift fences. After severe droughts in 1886 and 1887, he erected 79 windmills to draw groundwater. In 1894, the Scharbauer family purchased the neighboring Wells Ranch. Together, these two ranches occupied most of the eastern part of the county.

Then the Texas legislature passed the four-section law in 1895. This law was designed to end open-range ranching. It encouraged the breakup of great ranches for the benefit of homesteaders and small tract purchasers.

Title researchers can see this legislative shift clearly in the county records. You will find massive, contiguous blocks of acreage slowly being subdivided. These lands were sold off in smaller tracts to farmers in the late 1890s and early 1900s. Agriculture took a hard hit during the blizzards and droughts of 1917 and 1918. The county population dropped to just 350 by 1920. Farming rebounded in the 1920s and 1930s with cotton and sorghum production. As disappointed farmers abandoned their lands during the hard years, cattle ranchers often bought the tracts back. This created a cyclical chain of title that requires careful tracking today.

University Lands and the Permanent University Fund

One unique aspect of Andrews County title research is the massive footprint of the University of Texas. Historically, 14 blocks of land scattered around the county were owned by the University of Texas. This accounts for roughly 29 percent of the total acreage in the county.

Today, University Lands manages the surface and mineral interests of 2.1 million acres across nineteen West Texas counties, including Andrews. This management benefits the Permanent University Fund. The fund is one of the largest university endowments in the United States. It finances institutions across both the UT and Texas A&M systems.

If you are researching a tract within these 14 blocks, your title search will look different. The Andrews County Clerk has records of surface leases, rights of way, and easements. However, the underlying mineral rights are state owned and managed by University Lands. Researchers must cross-reference county deed records with internal well libraries, lease maps, and Board for Lease rules to get a complete picture of active oil, gas, and renewable energy development contracts.

The Permian Oil Boom: Deep Rock and Tripplehorn

Development in Andrews County proceeded slowly as a ranching and farming community until 1929. That year, the Deep Rock Oil Company made the first major oil strike in the county. The timing was difficult. The onset of the Great Depression, combined with the slow flow of the initial oil, led Deep Rock to sell its holdings.

J.W. Tripplehorn purchased the holdings for just $7,500. This transaction changed the history of the county. In 1934, Tripplehorn brought in the J.S. Means No. 1 and R.M. Means No. 1 wells. The pace of development quickened dramatically. By 1937, the town of Andrews was officially incorporated.

The true explosion occurred in the 1940s and 1950s. Over 100 new fields were discovered. Andrews County experienced unprecedented growth. The town population numbers often did not reflect the boom because many oilmen and their families lived in company camps outside of town.

For a title researcher, the 1930s through the 1950s represent a dense period of documentation. The county clerk indexes from this era are flooded with specific filings.

Mineral Severances. Ranchers selling surface rights while retaining mineral rights.
Oil and Gas Leases. Standard leases granting exploration rights to energy companies.
Assignments of Overriding Royalty Interests. Complex fractional divisions of production revenue.
Releases. Documents clearing expired leases from the title.

Decoding these Texas land records requires a sharp eye. A single 640-acre section of land might have dozens of active leasehold assignments and fractional royalty owners.

Conducting Your Andrews County Search Today

Modern title research in Andrews County is much more efficient than dusting off heavy ledger books in the 1938 courthouse. Today, professionals use platforms like TexasCountyDocs to instantly search county clerk filings, run grantor and grantee names, and pull high-quality document images.

When searching Andrews County records, keep these practical tips in mind.

Check the Dates. If your chain of title goes back before 1910, remember to check the archives of Martin, Howard, or Shackelford counties.
Identify University Lands Early. Cross-reference your legal description with University Lands maps. If you are on Permanent University Fund land, your mineral research will shift heavily toward state records.
Watch for the Means Name. The Means family, including R.M. Means and J.S. Means, played a major role in both the 1910 county seat election and the 1934 oil boom. Their names appear frequently in foundational real estate and mineral conveyances.

Whether you are a landman running title for a new Permian Basin drilling unit or a real estate professional researching a surface tract, understanding the history of Andrews County is the key to unlocking its records.

Frequently Asked Questions (FAQ)

When was Andrews County created, and when was it organized? The Texas Legislature created Andrews County in 1876. It was not formally organized with its own county government until 1910. Before 1910, it was attached to Shackelford, Howard, and Martin counties for administrative purposes.

Why are there so many small lot deeds recorded around 1910? During the 1910 election for the county seat, promoters for the rival towns of Shafter Lake and Andrews gave away town lots to local cowboys. They did this in exchange for votes. Andrews ultimately won the election.

What are University Lands in Andrews County? Historically, about 29 percent of Andrews County was granted to the University of Texas. This land is spread across 14 blocks. Today, the surface and mineral rights on these lands are managed by University Lands for the Permanent University Fund. This fund finances the UT and Texas A&M systems.

When did the oil boom start in Andrews County? The first major strike was made by Deep Rock Oil Company in 1929. Development accelerated after J.W. Tripplehorn brought in the Means wells in 1934. The industry exploded in the 1940s and 1950s with the discovery of over 100 new fields.

Where is the Andrews County Courthouse located? The current courthouse was built in 1938 and subsequently renovated. It is located in the town of Andrews. This is the only incorporated town in the county.

Disclaimer: This article is for informational and educational purposes only and does not constitute legal or professional title advice. County boundaries, recording statutes, and historical archives can be complex. Always consult a qualified Texas real estate attorney or a certified title professional when making decisions based on property records or mineral ownership.

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