Pecos CAD Oil and Gas Review: Infrequent Sales and Multi-Site Limits

Direct answer for mineral owners

Pecos CAD's plan says annual review uses income indicators and year-to-year changes, while infrequent and bundled sales limit appraisal-to-sales analysis. That process does not determine a private mineral value.

Key takeaways for mineral owners

• The controlled plan PDF is 971,223 bytes with SHA-256 c95d84641a0d024c04b9d8ba491e5972085b29a05a9aba4038128d78e8e12d01.
• Physical pages 44-45 place annual review alongside income indicators, year-to-year changes, experienced-appraiser review, and Section 23.175 compliance.
• The plan calls appraisal-to-sales ratios preferred, then states that sales are very infrequent and their conditions often are not public.
• The plan says transactions normally cover multiple sites and mix real, personal, tangible, and intangible property, which limits clean comparison.
• A local appraisal review, a Comptroller oversight program, and a private mineral-sale valuation answer different questions.

Official-plan review locator, not a value result. This article records what physical pages 44-45 of Pecos County Appraisal District’s 2025-2026 Reappraisal Plan say about reviewing oil-and-gas appraisals. It does not determine a current account value, tax, protest position, ownership, title, interest decimal, private mineral value, offer, or transaction result. MRX provides educational information and resources only and does not buy mineral rights.

The direct answer is: the Pecos plan describes several review signals, but it also documents why sales evidence can be hard to isolate. It says annual review compares income indicators, year-to-year changes, and compliance with Texas Tax Code Section 23.175. It calls appraisal-to-sales ratios the preferred performance measure, then says sales are very infrequent, conditions often are not public, and transactions normally cover multiple sites while mixing different property types.

That is a review-method statement, not a Pecos market update and not a private-market comparable sale.

Direct answer: what the plan uses and what limits it

Review input	What physical pages 44-45 say	What an owner should not infer
Income indicators	Annual review compares property values with industry-accepted income indicators.	That one indicator establishes a current account or private value.
Year-to-year change	Annual review considers changes from one year to the next.	That a change is automatically correct, incorrect, or transferable to another property.
Section 23.175	Review includes compliance with the Texas Tax Code provision identified by the plan.	That this article has audited a model, calculation, or current account.
Experienced review	Reassignment among appraisers or review by an experienced appraiser contributes to the process.	That a particular property received a second review or a particular conclusion.
Appraisal-to-sales ratios	The plan calls these the preferred method for measuring performance.	That a clean, public, single-property comparable exists.
Other appraisal evidence	Valid single-property appraisals submitted for staff review may be compared.	That a submitted appraisal is automatically accepted, controlling, or publicly available.

The official Pecos CAD Data and Records page routes readers to the 2025-2026 Reappraisal Plan PDF. The observations below come from that controlled document.

Bind the source before interpreting the review language

The controlled PDF retrieved for this review is 971,223 bytes with SHA-256 c95d84641a0d024c04b9d8ba491e5972085b29a05a9aba4038128d78e8e12d01. It has 75 physical pages, is unencrypted, and contains no embedded JavaScript. Its metadata records creation on August 8, 2024 and modification on September 2, 2024.

Physical page 44 begins the Review and Testing section. The first sentence continues onto physical page 45, so reading only one page would cut the annual-review statement in half. The complete-file identity and physical-page locators make the observation reproducible; they do not prove that a review step occurred for a named property.

The plan’s annual review is a combination, not a single test

Physical pages 44-45 describe annual review through three comparisons: income indicators, year-to-year changes, and compliance with Section 23.175. Physical page 45 adds that periodic reassignment among appraisers or review by an experienced appraiser contributes to the process.

The official Texas Tax Code page for Section 23.175 addresses oil-or-gas interests when an appraisal method takes future income from production into account. It specifies a preceding-calendar-year average-price input and statutory adjustment mechanics for that context. This article uses the statute only to identify the provision named by the Pecos plan. It does not rebuild the model, select a discount rate, project production, calculate income, or audit compliance.

The Texas Comptroller’s Valuing Property page explains that appraisal districts determine taxable-property values and that mass appraisal includes applying and reviewing model results. That general statewide description helps distinguish a review process from a single private transaction. It does not validate the Pecos contractor’s methods or establish a property-specific outcome.

Why “preferred” sales ratios can still have limited evidence

Physical page 45 says appraisal-to-sales ratios are the preferred performance measure. The sentence does not end there. The plan immediately supplies three limits:

1. sales are very infrequent;
2. the conditions of sales that do occur are often not made public; and
3. market transactions normally cover multiple sites and include real and personal property, tangible and intangible.

Those qualifiers matter. A ratio needs a defensible numerator, denominator, property match, and transaction frame. When the consideration covers multiple sites or several asset categories, the total transaction amount does not, by itself, reveal the amount attributable to one oil-and-gas interest. When conditions are nonpublic, assumptions about timing, included assets, liabilities, adjustments, or allocation remain unresolved.

The plan characterizes that analysis as difficult and subjective. This article preserves that limitation instead of manufacturing a comparable sale from incomplete facts.

A bundled transaction is not a one-property price

Use a four-part separation before treating any transaction as evidence for one account:

Separation question	Record as known only when supported	Stop condition
Site scope	The exact sites included in the transaction.	Stop if the consideration cannot be allocated to the subject site.
Property type	The real and personal property included.	Stop if equipment or other personal property is bundled but unallocated.
Asset character	The tangible and intangible components.	Stop if contracts, rights, or other intangibles are present but unallocated.
Sale conditions	Date, parties, exposure, terms, adjustments, and disclosed conditions.	Stop if material conditions are unavailable or cannot be verified.

This worksheet is an evidence-separation aid. It does not turn a private transaction into an appraisal-district comparable, direct an appraiser, or produce a value.

The plan names another review input without making it controlling

Physical page 45 says performance is also measured by comparison with valid single-property appraisals submitted for staff review. Preserve each qualifier:

• the source says valid appraisals;
• it says single-property appraisals;
• it says they are submitted for staff review; and
• it does not say every submission is accepted or controlling.

Do not infer that a private appraisal exists for a named property, is public, was accepted, or establishes the correct current value. The statement identifies an additional review channel only.

Local review and state oversight are different layers

The Pecos plan says its mineral appraisal methods and procedures are subject to review by the Property Tax Assistance Division of the Texas Comptroller’s office. The official Comptroller MAP overview explains that MAP reviews cover appraisal-district governance, taxpayer assistance, operating procedures, and appraisal standards, procedures, and methodology.

The Comptroller’s Property Tax System Basics page separately explains that appraisal districts determine local taxable values and that Comptroller values do not directly affect local values or property taxes. That distinction prevents a state-review statement from being misread as a current Pecos account decision.

This article does not identify a current Pecos CAD MAP report, score, recommendation, compliance determination, or follow-up result. “Subject to review” is not converted into “reviewed and approved.”

A bounded owner evidence worksheet

If a current Pecos appraisal question matters, keep separate rows for:

1. Plan identity: official route, retrieval time, byte size, SHA-256, page count, encryption, and JavaScript status.
2. Exact plan statement: physical page, heading, complete sentence, and continuation across pages.
3. Current account record: account identifier, property description, appraisal year, notice, and value components.
4. Income evidence: production period, price input, expenses, decline or reserve assumptions, risk adjustments, and source dates.
5. Sale evidence: site count, included property, asset categories, consideration allocation, and disclosed conditions.
6. Submitted appraisal: property match, effective date, appraiser, scope, assumptions, and staff-review status.
7. Oversight evidence: exact program, review year, published report, recommendation, and follow-up status, if any.
8. Private transaction evidence: title, lease, production, engineering, risk, market, buyer, agreement, and allocation evidence kept outside the tax-appraisal shortcut.

Stop and seek qualified appraisal, legal, tax, or title help when the question requires a professional conclusion, a protest strategy, an ownership determination, or interpretation of a property-specific model.

What the plan review does not answer

Unsupported conclusion	Separate evidence still required
The district used one review signal for a named property	Dated account workpapers or other property-specific official evidence.
A sale is a valid comparable for one interest	Verified property match, transaction conditions, site scope, asset allocation, and timing.
A submitted appraisal controls the account	The actual appraisal, scope, effective date, staff disposition, and current official record.
Section 23.175 was applied correctly	The model, inputs, calculations, statutory version, appraisal year, and qualified review.
PTAD approved a current Pecos method or result	The exact published review record and its scope, date, findings, and follow-up status.
The plan determines a private mineral value	Separate property, title, lease, production, engineering, risk, market, buyer, and transaction evidence.

For the same plan’s distinct discovery-sequence job, use Pecos CAD Oil and Gas Property Discovery: RRCID, Permit, and January 1. That article owns physical pages 42-43. This article owns only the review-and-testing evidence and limitations on physical pages 44-45.

Evidence claim ledger and source status

Claim ID	Evidence label	Controlled observation	Boundary
C289-01	ROUTING-ONLY	Pecos CAD’s Data and Records page links the 2025-2026 Reappraisal Plan.	A link does not prove implementation, review, or a property result.
C289-02	VERIFIED-OBSERVATION	The controlled PDF is 971,223 bytes, SHA-256 c95d84...12d01, unencrypted, without JavaScript, and 75 pages.	File controls bind retrieved bytes; they do not validate a plan statement.
C289-03	SOURCE-STATEMENT	Physical pages 44-45 describe annual comparison with income indicators, year-to-year changes, and Section 23.175 compliance.	No comparison or compliance result is claimed for a named property.
C289-04	SOURCE-STATEMENT	Physical page 45 says reassignment among appraisers or review by an experienced appraiser contributes to review.	No second review or conclusion is inferred for an account.
C289-05	QUALIFIED-SOURCE	Physical page 45 calls appraisal-to-sales ratios preferred, then says sales are very infrequent and conditions often nonpublic.	Preferred method does not establish that usable comparable evidence exists.
C289-06	SOURCE-LIMITATION	The plan says transactions normally include multiple sites and multiple property and asset types.	A bundled consideration is not allocated to one mineral interest.
C289-07	SOURCE-STATEMENT	The plan identifies valid single-property appraisals submitted for staff review as another comparison.	Existence, validity, acceptance, public availability, or controlling effect is not inferred.
C289-08	STATUTORY-CONTEXT	Section 23.175 supplies the statutory context named by the plan for specified income-based oil-or-gas appraisal methods.	The statute is not converted into a model audit, calculation, or legal conclusion.
C289-09	OVERSIGHT-CONTEXT	Comptroller materials distinguish MAP methodology review from local appraisal-district value decisions.	No current Pecos MAP outcome, score, recommendation, or approval is claimed.
C289-10	NON-VALIDATING	No account, workpaper, submitted appraisal, sale file, allocation, MAP report, tax protest, value file, offer, or transaction was treated as proven.	Current and property-specific conclusions require separate evidence.

Retrieval, originality, and creative evidence

The rejected market-update identity is not published. The replacement title and slug were absent before implementation. The nearest current canonical title is Pecos CAD Oil and Gas Property Discovery: RRCID, Permit, and January 1 at token-Jaccard 0.2941. That article owns property discovery and January 1 source terminology; this article owns review-and-testing evidence limits. Article 287 owns physical page 37 parcel estimates. Existing valuation guides own general private-value explanations.

Physical pages 44 and 45 were text-extracted and visually checked. The people-free documentary desk hero and people-free strict-overhead evidence workspace are materially different compositions. Deterministic typography adds the exact canonical title to the hero and the exact primary keyword to the separate in-body image. The hero is the canonical visible, Open Graph, Twitter, schema, featured, and share asset; the inline image is not used as a social asset.

Sources reviewed for this article

• Pecos CAD Data and Records page
• Pecos CAD 2025-2026 Reappraisal Plan
• Texas Tax Code Section 23.175
• Texas Comptroller Methods and Assistance Program
• Texas Comptroller Property Tax System Basics
• Texas Comptroller Valuing Property

Use the current official record for the exact property, appraisal year, account, sale, review, and question rather than treating the plan as the final answer.

Frequently asked questions

Where does the Pecos plan discuss appraisal review and testing?

The Review and Testing section begins near the bottom of physical page 44 and continues on physical page 45 of the 2025-2026 Reappraisal Plan.

Does the plan say appraisal-to-sales ratios are never used?

No. It calls them the preferred performance measure, then explains that sales are very infrequent, conditions often are not public, and transactions normally include multiple sites and property types.

Does a multi-site transaction provide a price for one mineral interest?

Not by itself. The plan says those transactions can combine multiple sites and real, personal, tangible, and intangible property, so a property-specific allocation requires separate evidence.

Does PTAD review prove Pecos CAD passed a current review?

No. The plan says the methods and procedures are subject to PTAD review. This article does not identify or assert a current Pecos CAD review result.

Does this article estimate a private mineral value?

No. It explains the official plan’s review evidence and limits. A private value or offer requires separate property, title, lease, production, engineering, risk, market, buyer, and transaction evidence.

Sources reviewed for this article

• Pecos CAD Data and Records page (accessed 2026-08-31)
• Pecos CAD 2025-2026 Reappraisal Plan (accessed 2026-08-31)
• Texas Tax Code Section 23.175 (accessed 2026-08-31)
• Texas Comptroller Methods and Assistance Program (accessed 2026-08-31)
• Texas Comptroller Property Tax System Basics (accessed 2026-08-31)
• Texas Comptroller Valuing Property (accessed 2026-08-31)