Brown County, Texas: A Guide to Tax Redeemable Deed Auctions

Tax lien and deed sales help counties get unpaid property taxes. They also let investors earn good returns. In Texas, counties sell redeemable tax deeds. This means the property goes to auction, but the owner can still pay the taxes plus a fine to get it back. 

Brown County, in Texas, follows these rules. This article explains when and where sales take place, how to register, and how bidding works. It also shares why Brown County could be a good spot for investors. All information has been checked with county sources and state laws.

Summary of Important Tax Sale Details

Introduction to Redeemable Deed Investing in Brown County

In Texas, investors buy redeemable tax deeds. When someone wins a deed at auction, they can own the property, but the original owner can pay to get it back for a time. If not, the investor keeps it.

Brown County has a strong ranching history. In 2023, it had about 38,300 residents and an average property value of $149,900, making it attractive for investors.

Fun Facts About Brown County 

The county is named after Texas Revolution captain Henry S. Brown and covers 947 square miles. It has a rich agricultural past and is home to Howard Payne University. 

Attractions and Economy

Brown County features Lake Brownwood State Park for outdoor activities and has historical sites in the downtown area. Major roads connect it to nearby cities, and the economy includes manufacturing and healthcare, with increasing household incomes. The mild climate and local events draw visitors as well.

Understanding the Auction Process

How the Auction Works

1. Notice of Sale: At least 21 days before the sale, the county posts notices online and at the courthouse. These notices list the parcels, minimum bids and sale time. Brown County posts notices on its foreclosure page and at the courthouse.
   
2. Registration: On the day of the sale, bidders register with the officer conducting the sale. Hill County’s rules—which mirror many Texas counties—require a valid driver’s license or government ID. Some counties also require an affidavit stating the bidder owes no delinquent taxes.
   
3. Bidding: The auctioneer reads each parcel and announces the starting bid (the total delinquent taxes, penalties, interest and costs). Investors bid up, and the highest bidder wins. If no bid meets the minimum, the taxing unit may bid on the property.
   
4. Payment: Successful bidders must pay immediately with cash or a cashier’s check. Failure to pay may result in penalties equal to 20 percent of the property value.
   
5. Deed issuance: After payment, the officer issues a Sheriff’s Deed or Tax Deed. The investor gains possession but must wait through the redemption period before full ownership.
   

Expected Returns on Brown County Tax Deeds

• Premium & penalty: The primary return is the penalty paid by the redeeming owner (25 percent for most properties or 50 percent for homesteads). This penalty is not pro‑rated; if the owner redeems after one month, the investor still receives the full 25 percent.
  
• Property ownership: If the property is not redeemed, investors eventually receive clear title and may sell, rent or occupy the property. This can lead to significant capital gains, especially in a growing market.
  

Foreign Investor Participation

In Texas, there are no rules about living there before you can buy property. This means people from other states or countries can invest too. If you are an international investor, check with a tax expert about U.S. taxes. You might need an Individual Taxpayer Identification Number, or ITIN. 

 Brown County allows anyone who is qualified to place bids. Just make sure to register and pay on time.

Importance of Due Diligence

What Due Diligence Entails

• Property inspection: Before bidding, investors should research each parcel’s location, condition and market value. Many properties sold for taxes have liens, code violations or structural issues.
  
• Title search: Tax deeds convey limited warranties, so investors should check for outstanding liens, IRS judgments or HOA dues that survive the sale.
  
• Assess redemption status: Determine whether the property is likely a homestead (which would extend the redemption period to two years). Research occupancy and land use to estimate the odds of redemption.
  

Risks of Skipping Due Diligence

Failing to research may lead to purchasing landlocked parcels, properties with environmental contamination or structures requiring expensive repairs. If a bidder fails to pay after winning, they can be liable for 20 percent of the property’s value plus costs.

Over‑the‑Counter (OTC) Purchases

Some Texas counties offer struck‑off properties that did not sell at auction as over‑the‑counter (OTC) deeds. These properties can be purchased directly from the county at a fixed price, sometimes below market value. Brown County occasionally lists struck‑off properties; investors should contact the tax assessor‑collector for availability.

Benefits of OTC:

• No competitive bidding.
  
• Fixed price and known costs.
  
• Immediate purchase and redemption period already in progress.
  

Pro Tips for Brown County Tax Deed Investing

• Arrive early. Registration occurs the morning of the sale, and popular auctions can draw large crowds. Bring a valid photo ID and cashier’s checks in multiple denominations to cover potential bids.
  
• Verify your eligibility. Some counties require a bidder’s certificate affirming no delinquent taxes. Check Brown County’s latest notices or call the tax office to confirm requirements.
  
• Inspect the property from the street. Entering a property without permission is trespassing. Use online maps to view the parcel and talk to neighbors to gauge condition.
  
• Budget for redemption. While 25 percent returns sound appealing, some investors actually hope the owner redeems. Factor in the holding period and the chance that you’ll end up owning the property.
  
• Consider legal advice. Tax deeds involve complex laws; consult a local attorney for questions about title, redemption and resale.
  

Conclusion

Brown County, Texas, is a good place for investors to find redeemable tax deeds. Sales happen on the first Tuesday of each month at 10 a.m. at the courthouse. Investors can make great returns. If owners pay back what they owe, investors get 25% back. For homesteads, the return is even 50%. If the owners don’t pay, investors might get the property for themselves. There are affordable property values too.

Frequently Asked Questions (FAQs)

How does the bidding process work?
The opening bid equals the judgment amount (taxes, penalties, and fees). Investors call out higher bids until the highest bidder wins

What type of deed do I receive if I win?
You receive a sheriff’s deed, which is a redeemable deed in Texas.

Can out-of-state or foreign investors participate?
Yes. Texas law allows both local and international investors to bid.

Do properties come with clear title?
No. Properties are sold as-is, without warranties. You must do your own title research before bidding.

What happens if the property isn’t redeemed?
You keep the deed and full ownership of the property.

Useful Links

• Auction Calendar
• How to Profit from Texas’s Redeemable Deeds
• Let’s talk about redeemable tax deeds and how you can profit from them!
• Discover Tax Deeds and how you can find property for as little as $50! 
• Learn How to maximize profits at the Texas Tax Sales

Need a Hand

Interested in Brown County investing? Check out our Auction Calendar to find your next property. Book a call or access our free resources to start building your tax deed strategy today.

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About Dustin Hahn

Dustin Hahn is a Tax Lien & Deed investor with over 22 years of experience and hundreds of deals under his belt. He created Tax Lien School.com to help you buy Tax Deeds up to 90% off mortgage free and earn up to 36% ROI with Tax Liens. This site was voted the “Most Useful Resource” for new investors. Dustin’s YouTube Channel is the #1 Channel on Tax Liens & Deeds with over 98,000 Subscribers and 3600 videos to help you start. “The Best Time To Start Real Estate Investing Was 20 Years Ago, The Second Best Time Is TODAY!”

20+yrs

5–10deals/mo

2009TLS founded