Investing in Atascosa County, Texas Tax Sales: How the Process Works

Atascosa County is a friendly rural area in Texas, located about 30 miles south of San Antonio. The main town, Jourdanton, is easy to reach because it’s close to big roads. The land is good for farming, and today, Atascosa is known for agriculture as well as jobs in oil, gas, education, and healthcare. 

If you’re thinking about investing in property, Atascosa County has a unique tax deed system called redeemable tax deed. When property owners don’t pay their taxes, the county holds an auction. During this auction, you can buy the property deed but the original owner can get it back if they pay what they owe. You can find some good deals, but it’s important to know how the auction works and to do your homework before bidding.

Important Details About Atascosa County Tax Sales

Item	Summary
Tax Sale Type	Redeemable tax deeds
Typical Sale Date	First Tuesday monthly (exceptions: Jan 1, Jul 4)
Time of Sale	10:00 a.m.–4:00 p.m. CT; typical start at 10:00 a.m.
Registration Requirements	Valid ID; registration with official conducting sale
Registration Period	Opens shortly before auction; closes at start
Auction Location	Atascosa County Courthouse, Jourdanton, TX
Redemption Period	Homestead/agri: 2 years; Non‑homestead: 180 days
Bid Procedure	Ascending bids; begins at amount owed; cash/certified funds
Terms of Sale	Sold as‑is; no warranty; subject to liens and redemption
Contact Information	County Clerk: Theresa Carrasco; email & phone listed
Where to Find Updates	County website’s Upcoming Tax Sales and Clerk pages

What Makes Atascosa County Unique for Tax Deed Investing?

Tax Deed Investing Opportunities

Atascosa County is a great spot for tax deed investing. The county has a special system where if someone doesn’t pay their taxes, you can buy the property and earn good returns. If they don’t pay back in the first year, you can earn 25 percent. If they still don’t pay in the second year, you can earn 50 percent. If the owner never pays, you get the property for a low price. 

Affordable Property Market

The county is growing slowly and costs are still reasonable. It’s cheaper to buy property here compared to some big cities. The job market is strong, with many jobs in education, healthcare, and local businesses. Besides oil and gas, agriculture and retail are also important.

Strong Job Market 

The county has a robust job market with opportunities in education, healthcare, and local businesses, contributing to its economic stability.

Cultural Highlights of Pleasanton  

Pleasanton, the main town, has a fun cowboy festival and a Longhorn Museum that shows off the area’s ranching past. The Pleasanton River Park has many activities for families and is a cool place to hang out.

Interesting Facts about Atascosa County 

A few interesting facts about Atascosa County include its name, which means “boggy” in Spanish, referring to the muddy Atascosa River. The county was created in 1856 from Bexar County. Today, about 50,058 people live there, with a mix of cultures, mostly Hispanic or Latino.

The area is mostly flat, with land good for farming and ranching. The weather is mild in the winter and hot in the summer, with a growing season lasting about 282 days.

Why Atascosa County’s Redeemable Deeds Are a Smart Investment

High Returns with Predictable Risk

In Texas, when it comes to real estate investing, they have a fixed penalty system. This means instead of having different interest rates, there’s a set penalty. If you buy a non-homestead property and someone wants to get it back within 180 days, they must pay you the purchase amount plus an added 25% penalty. For homestead or farm properties, the rules are a bit different. There’s a two-year period for those. In the first year, the penalty is still 25%, but in the second year, it jumps to 50%.

Since the penalty is based on the full purchase price, the returns can be higher than what you might get from regular investments, like bonds or certificates of deposit. Plus, the penalty can’t be lowered through bidding, so you can feel safe about your investment and returns.

Auction Process

• Notice & Registration: The county must post notice at least 21 days before the sale. Registration requires valid ID and certification that you owe no delinquent taxes in Atascosa County.
  
• Bidding: Auctions start at the amount due for taxes, interest, penalties, and court costs. Bidding is live, ascending, and the highest bidder wins. Payment is due immediately in cash or certified funds.
  
• Deed & Redemption: Winning bidders receive a Sheriff’s or Constable’s deed. Title is conveyed “without warranty,” and the former owner may redeem within the statutory period by repaying the bid plus the penalty. If not redeemed, you keep the property.
  

Example of Potential Returns

If you win a non-homestead property with a $20,000 bid and it gets redeemed within six months, you will face a $5,000 penalty. That’s about 25% of the bid. Depending on when you look at it, that could mean you make around a 50% return in a year. 

If someone doesn’t redeem a homestead property by the second year, the returns can be even better. If there’s no redemption at all, you end up owning the property for much less than it might be worth.

Open to All Investors

Auctions are open to all who meet the requirements, including out-of-state and international participants. Registration rules vary; some require pre-registration while others allow same-day sign-ups. It’s advisable to check with the County Clerk or a tax lawyer for specific details.

Understanding the Local Process

• Do Your Homework: Review foreclosure notices for property details, inspect the site if possible, and check title records for liens or issues.
  
• On Sale Day: Arrive early to register (often by 9:30 a.m.). Bring cashier’s checks or cash. Bidding moves quickly, so be prepared.
  
• After the Sale: Pay immediately and file your deed with the County Clerk. During redemption, you cannot take possession or make improvements. After redemption expires, you may secure or resell the property.
  

Why Due Diligence Matters

• Inspect the property: Note condition, occupancy, and access.
  
• Search title records: Some liens survive the sale.
  
• Check values: Compare market data to avoid overbidding.
  
• Confirm tax status: You must not be delinquent to register.
  

Skipping due diligence can mean buying properties with hidden liens, legal problems, or uninhabitable structures. Since all sales are “as-is,” research is your best protection.

Buying Over‑the‑Counter (OTC) Deeds

If a property doesn’t get any bids at the tax sale, it might be given to the county. Later, the county can sell these properties directly to buyers. This means you can get them without any auction competition. 

When you buy these properties, you usually have to pay all the money right away. They might have the same waiting period for owners to come back (called a redemption period) as the properties sold at the auction. If you want to know more about what’s available and how to buy, check with the County Clerk or the tax attorney in your county. They can give you the current lists and explain how the process works.

Economic and Tax Advantages of Investing in Atascosa County

• Lower Purchase Prices: Property values in Atascosa County (median ~$157,400 in 2023) remain below the U.S. average, giving investors an opportunity to acquire real estate at reduced cost.
  
• Stable Growth: Population growth since 2018 has been steady, and job growth has outpaced national averages.
• Agricultural and Energy Hub: The county’s economy is diversified among farming, ranching, oil & gas and services. This diversity helps stabilize property values and rental demand.
  
• Favorable Tax Environment: Texas has no state income tax, which can enhance the overall return on investment for out‑of‑state and international investors.
  

Conclusion

Atascosa County has special auctions where you can buy deeds for properties. This is a chance to invest and possibly get some land for less than what it usually costs. The auctions happen every first Tuesday of the month at 10 a.m. at the county courthouse. 

If you want to bid, you need to sign up with the tax officials. When you pay, you must use cash or a certified check. Keep in mind that the properties are sold as they are. This means you should check them out first. The original owner may still have a chance to get their property back. 

To do well at the auction, you should do your homework before the day. Arriving early can also help. This way, you can reduce your risks and increase your chances of getting good returns.

Pro Tips for Investors

• Bring Certified Funds: Many counties—including Atascosa—only accept cash, money order or cashier’s cheque at the auction. Have multiple denominations to cover different bid amounts.
  
• Check for Liens: Properties with IRS liens or municipal liens may require additional payments. Avoid properties with complicated title issues.
  
• Budget for Holding Costs: If the property is not redeemed, you’ll be responsible for future taxes, insurance and maintenance.
  
• Network Locally: Attend several sales before bidding to become familiar with the process and meet local investors. Consider working with a local attorney or title company.
  

Frequently Asked Questions

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?

Atascosa County tax-sale listings are posted in our Auction Calendar. It’s a great time to explore options and see what fits your investment plan. Use our free resources to learn the basics, and Book a call if you’d like help understanding the process or next steps.

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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