Sherman County, TX Property Records

    Sherman County is the northernmost county in the Texas Panhandle, on the Oklahoma border. Its population is approximately 2,771 (2024). The county seat is Stratford; Texhoma is a second incorporated community that straddles the Texas–Oklahoma state line, with the southern half in Sherman County, Texas, and the northern half in Texas County, Oklahoma. The county was created in 1876 and organized in 1889.

    It is named for General William Tecumseh Sherman. The economy is based on feedlots, agriculture, and natural gas. Sherman County contains some of the largest cattle feedlot operations in the United States.

    The median household income is approximately $74,167, and the median home value is approximately $111,700. The County Clerk's office offers online access through a Land Records Online System at $1 per page, and accepts emailed requests at laurarogers@co.sherman.tx.us.

    Who Keeps the Official Land Records

    The Sherman County Clerk maintains all official land records in Sherman County. The office is at the Sherman County Courthouse in Stratford, Texas.

    What County Property Records Include

    The County Clerk maintains all instruments affecting the ownership and encumbrance of real property. Recorded documents include:

    • Deeds: Warranty deeds, quitclaim deeds, special warranty deeds, trustee deeds, and correction deeds.

    • Deeds of Trust: The primary mortgage instrument in Texas conveys a security interest to a trustee on behalf of a lender.

    • Releases and Reconveyances: Discharge instruments releasing liens or deeds of trust once obligations are satisfied.

    • Oil and Gas Leases: Mineral leases, assignments, ratifications, and releases.

    • Easements and Rights-of-Way: Pipeline easements, utility easements, and access rights.

    • Mechanic's and Materialman's Liens: Filed under Chapter 53, Texas Property Code.

    • Powers of Attorney: Including durable and real-property-specific instruments.

    • Assignments: Including assignments of leases, rents, and mineral interests.

    • Lis Pendens: Notices of pending litigation affecting title.

    • Subdivision Plats: Plat maps of subdivisions within the county.

    How to Access Sherman County Property Records

    You can access Sherman County property records online, in person, by phone, and by mail. The process depends on the type of record you need.

    Online Access

    Sherman County property records are available online through TexasFile, a statewide records portal. Select Sherman County from the county list and search by grantor or grantee name, instrument number, document type, or recording date. Most deed, deed of trust, release, and lien instruments recorded in recent decades are indexed and available as scanned images.

    Property ownership, valuation, and exemption data are available through the Sherman County Appraisal District. The portal allows searches by owner name, property address, and legal description. This is the appropriate resource for assessed values, exemption status, and current ownership; it does not replace the County Clerk's deed records for title research.

    Sherman County also offers its own Land Records Online System at $1 per page, accessible through the county website. Records can be searched by grantee/grantor name, legal description, recording date, and document type.

    In Person

    While online portals are often the most convenient option, you can visit the relevant offices directly for certified copies, recording, or research assistance

    By Phone or Email

    You can make inquiries, request general information, and ask about copy fees by phone or email

    By Mail/Overnight

    You can submit documents for recording or request copies of recorded instruments by mail. Before mailing a document for recording, ensure it is properly titled, acknowledged before a notary, includes the grantee's mailing address, and contains a complete legal description. Standard recording fees apply: $26.00 for the first page and $4.00 for each additional page. Texas does not impose a realty transfer tax.

    To request copies of recorded documents, send a written request with sufficient identifying information (grantor/grantee name, approximate date, and document type)

    You may also request property record data from the Sherman County Appraisal District by mail to 402 N. 3rd St., Stratford, TX 79084. Include a clear description of the property or information requested.

    E-Recording (Professionals)

    Sherman County supports e-recording of property documents through authorized third-party providers. E-recording is primarily used by title companies, lenders, and legal professionals. Contact the County Clerk's office at (806) 396-2021 for information on approved e-recording services and submission requirements.

    What's Not at the County Clerk's Office

    • Property Appraisal: Sherman County Appraisal District (Courtney Copley), 402 N. 3rd St., P.O. Box 239, Stratford, TX 79084. Phone: (806) 366-5566.

    • Property Taxes: Tax Assessor-Collector Kalee Flippin, 402 N. 3rd St., Stratford, TX 79084. Phone: (806) 366-2150. Collects property taxes for Sherman County.

    • Texas RRC

    Step-by-Step: How to Pull a Deed Online

    To research a property deed using online resources:

    • Search TexasFile: Go to Texasfile and select the county. Search by grantor/grantee name, document type, and date range.

    • Identify the instrument: Note the volume and page number or instrument number and recording date.

    • Retrieve a copy: Download images if available. If not, contact the County Clerk at (806) 396-2021 or mail a request to P.O. Box 270, Stratford, TX 79084.

    • Verify appraisal data: Cross-reference the parcel at shermancad.org for assessed value, ownership, and exemption status.

    • Check mineral interests: Search the Texas RRC for well locations and production data.

    • Confirm tax status: Verify current tax payment history with the Tax Assessor-Collector or appraisal district.

    Cities & Towns in Sherman County

    • Stratford: County seat. Location of the county courthouse and county services.

    • Texhoma: Straddles the Texas–Oklahoma state line. The Sherman County (Texas) portion of Texhoma is in the southern half of the town; the Texas County (Oklahoma) portion is in the northern half. Confirm which county's records apply before submitting any property request for a Texhoma property.

    City/Town Resources for Assessments & Taxes

    • Sherman County Appraisal District (Courtney Copley): (806) 366-5566.

    • Tax Assessor-Collector (Kalee Flippin): (806) 366-2150. Collects property taxes.

    • Texas Comptroller

    County-Specific Nuances

    • Texhoma straddles the Texas–Oklahoma state line: Texhoma is a bisected community. Properties in the Texas portion record with the Sherman County Clerk; properties in the Oklahoma portion record with Texas County (Oklahoma) records. Researchers must confirm which side of the state line a Texhoma property falls on before submitting a records request.

    • Online access via Land Records Online System: Sherman County offers its own Land Records Online System, providing scanned images and indexed data at $1 per page. Records can be searched by grantee/grantor name, legal description, recording date, and document type. Email requests to laurarogers@co.sherman.tx.us.

    • Large feedlot operations: Sherman County contains some of the largest cattle feedlot operations in the US. Feedlot operating agreements, livestock easements, and related instruments may be recorded in addition to standard agricultural lease and deed records.

    • Texas uses a County Clerk, not a Recorder of Deeds: The County Clerk is the statutory custodian of all recorded land instruments under the Texas Local Government Code.

    • Texas uses deeds of trust, not traditional mortgages: Search for "deed of trust" rather than "mortgage" when examining encumbrances.

    • Severed mineral estates are common: A deed to the surface does not convey mineral rights unless explicitly stated. Mineral ownership must be traced through a separate chain of instruments.

    • Texas homestead rights: Both spouses must sign a deed or deed of trust conveying or encumbering the homestead.

    • Community property state: Property acquired during marriage is generally owned equally by both spouses.

    • Agricultural land exemptions: Land qualifying for ag appraisal is valued on productive capacity rather than market value. Assessed values may be substantially lower than market value.

    Typical Contents of a Sherman County Property Record

    • Deeds, Deeds of Trust, Releases:

      • Standard conveyance

      • lien instruments.

    • Agricultural and Feedlot Leases:

      • Lessor and lessee

      • Leased premises

      • Permitted use

      • Term

      • Annual payment.

    • Natural Gas Leases:

      • Lessor and lessee

      • Leased premises

      • Primary term

      • Royalty rate.

    Recording Changes to Property Titles

    All instruments affecting real property must be recorded with the County Clerk in person, by mail, or through an approved e-recording service.

    Documents must satisfy the following requirements:

    • Acknowledgment: Must be acknowledged before a notary public; dated on or after execution.

    • Legal Description: Complete legal description referencing the appropriate survey, abstract number, and block/lot designations.

    • Legibility: 8.5 x 11 inches, clearly printed, with a 3-inch top margin on the first page.

    • Grantor/Grantee Names: All parties identified by full legal name.

    Practical Research Flow (Checklist)

    • Identify the parcel: Obtain the legal description from the deed, tax records, or the county appraisal district.

    • Search the grantor/grantee index: Use TexasFile or the County Clerk's in-office index.

    • Retrieve deed documents: Trace all deeds in the chain of title. Review for legal description accuracy, warranty covenants, and reservations.

    • Search for encumbrances: Search for deeds of trust, mechanic's liens, lis pendens, and other recorded encumbrances.

    • Review oil and gas instruments: Search for mineral-related instruments. Determine whether the mineral estate has been severed from the surface estate.

    • Check Texas RRC records: Visit RRC for active wells, operators, and production data.

    • Verify appraisal and tax status: Confirm assessed value, exemption status, and tax payment history.

    • Confirm homestead status: Determine whether the property carries a homestead exemption.

    • Review plat records: For subdivided properties, confirm plat recording.

    • Obtain certified copies: Confirm the current fee schedule with the Clerk before mailing payment.

    Appendix A: Municipalities in Sherman County

    Sherman County, TX, has 2 incorporated cities and is comprised primarily of open prairie and unincorporated rural areas.

    • Cities: Stratford and Texhoma.

    • Unincorporated Communities and Historic Areas: High Plains prairie, open rangeland, rural pastoral areas, Coldwater area (historic county seat location, now unincorporated), and scattered ranch properties throughout the county. Sherman County consists primarily of a sparsely populated High Plains landscape with minimal urban development. The total county population is 2,782 as of the 2020 census.

    However, unlike urban counties with defined neighborhoods, Sherman County consists primarily of unincorporated prairie and rangeland with no government or official boundaries separate from the county. (Wikipedia)

    Appendix B: Key Contacts & Portals