{"id":263150,"date":"2025-05-29T23:44:53","date_gmt":"2025-05-29T23:44:53","guid":{"rendered":"https:\/\/peraltafinancing.com\/business\/legal\/texas-supreme-court-applies-uniform-rule-for-ownership-of-subsurface-caverns-gravel2gavel-construction-real-estate-law-blog-may-20-2025\/"},"modified":"2025-05-29T23:44:53","modified_gmt":"2025-05-29T23:44:53","slug":"texas-supreme-court-applies-uniform-rule-for-ownership-of-subsurface-caverns-gravel2gavel-construction-real-estate-law-blog-may-20-2025","status":"publish","type":"post","link":"https:\/\/fivemor.com\/?p=263150","title":{"rendered":"Texas Supreme Court Applies Uniform Rule for Ownership of Subsurface Caverns \u2014 Gravel2Gavel Construction & Real Estate Law Blog \u2014 May 20, 2025"},"content":{"rendered":"


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In a closely watched opinion issued on May 16, 2025, the Texas Supreme Court in Myers-Woodward, LLC v. Undergrounds Services Markham, LLC<\/em><\/a>, \u2014 S.W.3d \u2014, No. 22-0878, 2025 WL 1415892 (Tex. May 16, 2025) resolved a long-uncertain issue of subsurface property rights in the context of salt dome mining. The Court held that, unless a deed provides otherwise, subsurface voids created by salt mining operations are owned by the surface estate holder, not the mineral interest holder. By rejecting a salt-specific rule, the Court harmonized ownership principles across subsurface formations, applying a uniform rule regardless of the type of mineral removed.<\/p>\n

The ruling is significant for developers of underground storage in Texas, including those involved in carbon capture, utilization and storage (CCUS), as it brings long-awaited clarity to the ownership of post-extraction cavern space.<\/p>\n

Background: Salt Caverns and Subsurface Rights
<\/strong>The case involved a 160-acre tract in Matagorda County, where the mineral estate had been severed in 1947 and later conveyed to Underground Services Markham, LLC (USM). USM conducted solution-mining operations to extract salt, leaving behind large underground caverns\u2014precisely the kind of formations now sought after for hydrocarbon or CO\u2082 storage.<\/p>\n

USM claimed ownership and usage rights over these caverns, asserting that as the mineral owner and creator of the caverns, it could store hydrocarbons produced offsite or lease storage rights to third parties. The surface owner, Myers-Woodward, LLC, disagreed, asserting that USM\u2019s rights were limited to salt production and did not extend to the use of resulting voids for unrelated storage. The Court agreed with the surface owner.<\/p>\n

The Court\u2019s Ruling: \u201cEmpty Space Is Not Salt\u201d
<\/strong>Writing for the Court, Chief Justice Blacklock reinforced a principle familiar from oil and gas jurisprudence: While the mineral estate includes the right to develop minerals and use the surface reasonably necessary to do so, it does not carry with it ownership of the geological voids left behind.<\/p>\n

The Court explained that while USM had acquired the rights to the salt itself, it had not acquired the salt formations, much less the cavern space within them. \u201c[E]mpty space is not a mineral, no matter how economically valuable it becomes,\u201d the Court concluded, and therefore not part of the mineral grant. In doing so, it expressly overruled the minority view expressed in Mapco, Inc. v. Carter<\/em>, 808 S.W.2d 262 (Tex. App.\u2014Beaumont 1991, writ granted),\u00a0rev\u2019d on other grounds<\/em>, 817 S.W.2d 686 (Tex. 1991), which had long contributed to legal ambiguity surrounding pore space ownership. (See Robert A. James et al., \u201cCarbon Sequestration: So You Think You Own the Void Space and Other Legal Issues,\u201d Proceedings of the 60th Annual Institute on Oil & Gas Law (Institute for Energy Law (CAIL), 2009).)<\/p>\n

Although the mineral estate is dominant under Texas law\u2014allowing the mineral owner to make reasonable use of the surface and, to the extent retained by the surface estate, the subsurface for development\u2014that right is not absolute. Coyote Lake Ranch, LLC v. City of Lubbock<\/em>, 498 S.W.3d 53, 60 (Tex. 2016). Mineral estate dominance does not permit burdens unrelated to mineral development on the subject tract. The Court found that storing hydrocarbons\u2014especially those produced elsewhere\u2014did not qualify as a \u201creasonably necessary\u201d use for salt production and, in fact, would likely impede it.<\/p>\n

Broader Implications Than Salt: The Court\u2019s Preference for a Bright-Line Rule
<\/strong>Although the dispute arose in the context of salt mining, the Court\u2019s reasoning reaches well beyond it. USM had urged the Court to draw a distinction between solid minerals like salt and migratory minerals like oil and gas, arguing that voids created by extracting each should be treated differently. The Court declined to do so. Instead, it endorsed a uniform rule: Subsurface cavern space created by the removal of minerals\u2014any minerals\u2014remains part of the surface estate unless expressly conveyed.<\/p>\n

Royalty Calculation Reversal
<\/strong>In a secondary but important ruling, the Court also reversed the lower courts on the method for calculating salt royalties. The Court found that the 1947 correction deed created an in-kind royalty, meaning the royalty owner is entitled to a share of the actual minerals produced<\/em> or proceeds from their sale (in this case, 1\/8 of the salt produced), not<\/em> just a valuation based on market value. The Court\u2019s interpretation treats royalties on \u201coil, gas, or other minerals\u201d equally, rejecting the idea that salt should be treated differently than oil or gas in deed construction. The case was remanded for a recalculation of the royalty owed based on net proceeds of actual salt sales, rather than fixed-price comparables. This could significantly increase the royalty payment and serves as a warning to operators relying on fixed-price benchmark<\/p>\n

Implications for Carbon Capture and Subsurface Storage
<\/strong>This ruling has implications for emerging technologies reliant on underground formations, such as CO\u2082 sequestration. With its abundant underground formations and their vast potential storage capacity\u2014estimated between 661 million and 2.4 billion tons\u2014Texas is a prime location for CCUS. However, uncertainty over subsurface ownership has hindered project development. The Myers-Woodward<\/em> decision confirms that, absent express language to the contrary, the surface estate owns the cavern space left by mining operations. This means that companies planning to repurpose these voids for CO\u2082 storage must negotiate directly with surface owners\u2014whether by easement, lease or surface use agreement\u2014to secure storage rights.<\/p>\n

Moving Forward
<\/strong>As CCUS continues to gain traction, the Myers-Woodward<\/em> opinion reinforces the need for early and deliberate legal diligence. Developers must carefully review legacy mineral and surface deeds, confirm ownership of storage formations, and anticipate the need for multi-party agreements in any severed estate scenario. The ruling also serves as a cautionary signal to operators relying on outdated or ambiguous royalty clauses. Absent express language providing otherwise, royalty clauses may entitle the grantor to a share of actual production or sale proceeds\u2014not a discounted or benchmarked value<\/p>\n

In Texas, at least, the rule is now clear: If you want the empty space, you\u2019ll need to talk to the surface owner.<\/p>\n<\/p><\/div>\n\n","protected":false},"excerpt":{"rendered":"

In a closely watched opinion issued on May 16, 2025, the Texas Supreme Court in Myers-Woodward, LLC v. Undergrounds Services Markham, LLC, \u2014 S.W.3d \u2014, No. 22-0878, 2025 WL 1415892 (Tex. May 16, 2025) resolved a long-uncertain issue of subsurface property rights in the context of salt dome mining. The Court held that, unless a […]<\/p>\n","protected":false},"author":1,"featured_media":103016,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[97],"tags":[17392,3767,94413,2540,410,4856,19417,12685,20658,482,7318,94412,2835,12700,3300],"dealstore":[],"offerexpiration":[],"class_list":["post-263150","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-legal","tag-applies","tag-blog","tag-caverns","tag-construction","tag-court","tag-estate","tag-gravel2gavel","tag-law","tag-ownership","tag-real","tag-rule","tag-subsurface","tag-supreme","tag-texas","tag-uniform"],"yoast_head":"\nTexas Supreme Court Applies Uniform Rule for Ownership of Subsurface Caverns \u2014 Gravel2Gavel Construction & Real Estate Law Blog \u2014 May 20, 2025 - Som2ny Network<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/fivemor.com\/?p=263150\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Texas Supreme Court Applies Uniform Rule for Ownership of Subsurface Caverns \u2014 Gravel2Gavel Construction & Real Estate Law Blog \u2014 May 20, 2025 - Som2ny Network\" \/>\n<meta property=\"og:description\" content=\"In a closely watched opinion issued on May 16, 2025, the Texas Supreme Court in Myers-Woodward, LLC v. 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