If you are selling a home, ranch, or acreage in Lampasas County and you have oaks on the property, oak wilt should be on your radar. You want to protect your trees, avoid surprises during escrow, and complete your Texas disclosures the right way. This guide gives you clear steps to spot issues, prevent spread, and document what you know so buyers feel confident. Let’s dive in.
Oak wilt basics in Lampasas County
Oak wilt is a fungal disease that blocks water movement inside oak trees, causing wilting and canopy decline. All oaks can be affected. Red oaks are highly susceptible and can die quickly, while live oaks often decline as the disease moves through connected roots. You can review statewide identification and prevention guidance from the Texas A&M Forest Service for a solid overview of how it behaves and spreads in Central Texas, including the Hill Country.
The disease spreads two ways. Above ground, sap-feeding beetles carry spores from infected red oaks to fresh wounds on other trees. Below ground, it moves through shared root systems, which is common in live oaks. Central Texas is a higher risk region, and Lampasas County sits squarely in that zone, so it is smart to treat oak wilt as a plausible local issue and verify status with state resources.
- Learn prevention basics from the Texas A&M Forest Service: oak wilt identification and spread
- Regional context for Central Texas: Oak Wilt FAQs
Spot and confirm symptoms
Common signs to watch
Live oaks often show veinal necrosis, which looks like yellowing or browning along leaf veins, plus progressive branch dieback. Red oaks can brown rapidly and may hold dead leaves. Field symptoms vary by species and season, so visual checks are helpful, but lab testing is the only way to confirm oak wilt with certainty.
When to call a pro
If trees look stressed or you see suspicious leaf patterns, bring in an ISA‑certified arborist or contact local extension. An arborist can evaluate risk, decide if samples should go to the lab, and outline immediate prevention steps. The Lampasas County AgriLife Extension office can also point you to regional resources and practitioners.
- Local contact: Lampasas County AgriLife Extension
Lab testing and timing
Definitive testing is available through the Texas Plant Disease Diagnostic Lab. Samples must be taken correctly and kept cool, and results typically take at least about three weeks. If you want to disclose a confirmed result, build that timeline into your listing plan and keep submission receipts and lab reports for your file.
- Submit and plan through the Texas A&M lab: TPDDL services and instructions
Prevent spread before and during your sale
A few early actions can protect your trees and show buyers you are a good steward of the land.
- Do not prune or wound oaks from February through June. If a wound occurs at any time of year, paint it immediately. See seasonal guidance and prevention tips from AgriLife.
- Do not move unseasoned firewood off the property.
- Remove and destroy dead red oaks promptly so they do not form fungal mats that attract beetles.
- For live oak clusters where infection is confirmed nearby, professional trenching can sever root connections and slow spread.
- Licensed professionals can perform fungicide injections to help protect high‑value, still‑healthy trees near an infection.
- Before trenching or major removals, call for utility locates and check local permit needs. Keep all permits and receipts for your records.
Helpful references:
- Seasonal prevention and wound‑painting tips: AgriLife pruning guidance
- Management options like removals, injections, and trenching: Texas A&M Forest Service guidance
- Local permits and planning: City of Lampasas Building and Planning
What to disclose on Texas forms
The rule in Texas
Texas law requires most residential sellers to provide a Seller’s Disclosure Notice and to disclose known material facts about the property’s condition. If you know you have diseased trees or confirmed oak wilt on the property, that is typically treated as information you should disclose. Review the statute and the standard form to understand timing and content.
- Statutory requirement: Texas Property Code § 5.008
- Standard form: TREC Seller’s Disclosure Notice
How to document your knowledge
Disclosure is about what you actually know. If you have had an arborist inspection, lab testing, removals, trenching, or injections, keep those records and be ready to share summaries or copies. Many practitioners recommend attaching or referencing reports, invoices, and lab results to support your disclosure and avoid misunderstandings about the property’s condition.
- Practical overview of “actual knowledge” in disclosures: seller disclosure guidance
Listing timeline and buyer expectations
If oak wilt is suspected and testing is pending, make that clear on the disclosure and note dates of sampling and expected results. Buyers generally respond well to timely, transparent information. Ensure your disclosure is delivered according to your contract timelines, since late or missing disclosures can affect buyer rights.
Local contacts for Lampasas sellers
- Texas A&M Forest Service for identification, prevention, and regional risk updates.
- Texas Plant Disease Diagnostic Lab for testing instructions, costs, and turnaround times.
- Lampasas County AgriLife Extension for local referrals and area context.
- City of Lampasas Building and Planning for permit and code questions related to trenching or large‑tree removals.
Quick seller checklist
- Walk your property. List oak species, size, and location. Photograph symptoms and recent wounds, and date your photos.
- Avoid pruning February through June. Paint any fresh wounds immediately.
- Call an ISA‑certified arborist if you see suspicious symptoms.
- If advised, send samples to the Texas Plant Disease Diagnostic Lab and plan for a three‑plus week turnaround.
- Remove dead red oaks and discuss trenching or injections with a professional if infection is nearby.
- Gather documentation. Keep arborist notes, lab receipts and results, permits, and invoices.
- Complete the TREC Seller’s Disclosure Notice accurately. Disclose known issues and note pending tests if applicable.
Selling in Lampasas County is about stewardship as much as it is about marketing. If you want a clear plan for tree health, timing, and disclosures that keeps your deal on track, connect with Roman C. Esparza for Hill Country‑focused guidance.
FAQs
What is oak wilt and why it matters in Lampasas County?
- Oak wilt is a fungal disease that can rapidly kill red oaks and spread through live oak root networks in Central Texas, so Lampasas sellers should evaluate trees and plan disclosures.
How fast can oak wilt spread on my property?
- Local spread through connected roots often advances tens of feet per year, commonly around 75 feet annually, which is why early detection and trench planning matter.
When should I avoid pruning before listing?
- Avoid pruning from February through June, and paint any fresh wounds immediately at any time of year to reduce the chance of beetle transmission.
What should I attach to my Seller’s Disclosure Notice?
- Include or retain arborist letters, lab submission receipts and reports, invoices for removals or injections, and any trenching maps or permits, with dates clearly noted.
What if I only suspect oak wilt but do not have lab results yet?
- Disclose the suspicion, state that inspection or testing is pending, and document dates so buyers understand the timeline and your good‑faith effort to verify conditions.
