Crosby County, Texas Tax Sales: What Investors Need to Know

Texas has unique redeemable tax deeds for investors. In Crosby County, if someone doesn’t pay their property taxes, the county holds public auctions. These let investors buy property rights at low prices. This guide explains how the sales work, when they occur, and answers questions about redeemable deeds.

Quick Overview of Texas Tax Lien/Deed Investing

In Texas, when people don’t pay their property taxes, counties sell redeemable tax deeds. The county holds an auction where bidders offer money for the property. The starting bid is usually the amount owed or the property’s value, whichever is lower. 

The winning bidder gets the deed and owns the property, but the original owner can still buy it back by paying the auction price plus a little extra. Investors can earn a good return if they do their research and manage risks well.

Important Details at a Glance

Item	Information
Tax Sale Type	Redeemable tax deeds – sheriff’s deed issued, subject to redemption.
Typical Sale Date	First Tuesday of each month.
Time & Location	10 a.m. start (no later than 1 p.m.); Crosby County Courthouse, 201 W Aspen St., Crosbyton, TX.
Registration Required?	Yes. Must register on-site with statement showing no delinquent taxes.
Registration Window	Usually opens ~9 a.m. day of sale; closes when bidding starts. Online vendors (e.g., MVBA) may require 24 hrs before auction.
Redemption Period	180 days (non-homestead); 2 years (homestead/agricultural/mineral).
Interest / Penalty	25% premium if redeemed in year 1; 50% premium in year 2 (homestead/ag).
Bid Procedure	Public auction. Minimum bid = taxes/costs or appraised value. Highest cash/certified funds bid wins.
Deposit	Crosby County generally does not require deposits, only proof of no delinquent taxes.
Contact / More Info	Michele Cook, Tax Assessor-Collector, 806-675-2311; Courthouse: 806-675-2334.

Why Crosby County’s Redeemable Deeds Stand Out

Crosby County, located in northwest Texas, with Crosbyton serving as the main town where court cases and tax sales are managed. Predominantly rural, the county consists mostly of farmland, and tax-related property sales typically involve farms or simple homes at lower prices. With a rich history dating back to its founding in 1876, Crosby County was once dry until alcohol sales were permitted in 2013. The area is known for its agricultural output, generating around $45 million a year from crops and livestock, as well as ancient fossils discovered in Blanco Canyon.

Despite its rural nature, Crosby County offers outdoor attractions like Silver Falls Park for picnics and hiking, and the Crosby County Pioneer Memorial Museum highlighting local history. The economy thrives on agriculture, livestock farming, and emerging wind energy due to favorable land conditions. Access to the county is primarily via U.S. Highway 82 and state highways, with Lubbock’s airport about 30 miles away. The small-town atmosphere of Crosbyton is appealing to families and retirees seeking a peaceful, affordable lifestyle, with opportunities for hiking, fishing, and camping in the beautiful natural surroundings.

Why Crosby County Is Ideal for Tax‑Deed Investors

Economic Factors & Real Estate Trends

Crosby County’s population has been declining since 2010; by 2024 the estimated population was 5,030. Declines in population often lead to delinquent properties because heirs move away or owners struggle with taxes. Home values remain modest, and rural land can be purchased at a fraction of urban prices. For investors, this means a lower capital requirement and the potential to acquire acreage. Because Texas uses redeemable deeds, the investor collects a 25 % redemption premium if the owner redeems within six months, and 50 % if the property is a homestead and redemption occurs in the second year. That translates to high returns relative to the money invested.

What Makes Crosby County Redeemable Deeds a Smart Investment?

• High returns with low risk: The statutory redemption premium (25–50 %) ensures that investors either acquire the property or earn a significant return if the owner redeems. Since premium rates are fixed, there is no bidding down of interest as in tax‑lien states.
  
• Predictable schedule: Sales occur monthly, always on the first Tuesday, so investors can plan ahead. The county posts notices on its website and on law‑firm auction sites.
  
• Accessible to all investors: Texas law allows non‑residents and international investors to participate. Bidders simply need to prove they owe no delinquent taxes.
  
• Lower competition: With a small population and fewer properties, Crosby County auctions often have fewer bidders than major urban counties, increasing the chance of winning a bid at the minimum price.
  

Auction Process for Crosby County Tax Sales

1. Notice & Minimum Bid: The county obtains a judgment and files an Order of Sale. Notices are posted at the courthouse and on the county website. The minimum bid is the lesser of the delinquent taxes and costs or the appraised value.
   
2. Registration: Bidders present a Statement of No Delinquent Taxes from the Crosby County tax assessor‑collector and register on site before the sale. Some auctions handled by law‑firm vendors require online registration at least 24 hours before bidding.
   
3. Bidding: The sale begins at 10 a.m. (Central time) at the courthouse. Properties are called one by one, and bidders offer cash or cashier’s check bids. The highest bidder wins.
   
4. Payment: Full payment is typically due immediately or within a short period (often by noon). Failure to pay can result in forfeiture of bidding privileges.
   

Post‑Sale: The constable or sheriff issues a deed without warranty. The original owner may redeem the property during the statutory period by paying the purchase price plus penalties. The redemption period is 180 days for most property and two years for homesteads or agricultural

Maximum Potential Returns

Because the redemption premium is fixed by statute, investors can earn 25 % (on non‑homestead property) to 50 % (on homestead/agricultural property in the second year). For example, purchasing a property for $10,000 could yield a $2,500 redemption premium within six months or $5,000 if redeemed in the second year. If the property is not redeemed, the investor becomes the owner and can resell or hold the property.

Open to All Investors

Texas law does not restrict bidding to residents. Investors from other states or countries may participate provided they meet registration requirements (often just presenting a valid ID and proof of no delinquent taxes). International investors often participate online in counties that outsource sales to vendors like MVBA or GovEase. Crosby County conducts in‑person auctions, but online listings on sites such as Bid4Assets or MVBA provide details in advance.

Understanding the Crosby County Tax Sale Process

How does the auction work? After registering and verifying that you owe no delinquent taxes, simply attend the auction at the courthouse at 10 a.m. and bid on properties as the sheriff calls them. Each property is sold to the highest cash bidder. Make sure you arrive early to complete registration and bring certified funds.

What returns can investors expect? Returns depend on whether the property is redeemed. If it redeems, expect a 25–50 % premium. If it doesn’t, the property could be worth significantly more than the purchase price, especially for larger tracts.

Can foreign investors bid? Yes. There is no residency requirement; foreign investors simply need to register like anyone else. Online auctions may require additional verification.

The Importance of Due Diligence

What Due Diligence Entails

1. Research the Property: Verify the property’s location, size, and assessed value. Review photos, maps and zoning information. A quick drive‑by or satellite‑image review can identify improvements or issues (e.g., dilapidated structures).
   
2. Check Title: Tax deeds convey property without warranty; there may be liens that survive the sale (e.g., IRS liens). Conduct a title search or hire a professional to look for additional encumbrances.
   
3. Understand Redemption: Ensure you can wait out the redemption period or plan for returns accordingly.
   
4. Budget for Costs: Factor in taxes accruing after the sale, recording fees, and, if you end up owning the property, insurance and maintenance.
   

Risks of Skipping Due Diligence

Investors who fail to investigate may bid on worthless land (landlocked parcels, toxic sites) or properties with costly liens. Without due diligence, you risk purchasing property that you cannot resell or cannot access, and you might not recover your investment.

Over‑the‑Counter (OTC) Purchases

If properties do not sell at auction, they may be struck‑off to the taxing entities and offered later as tax resales. These over‑the‑counter purchases are typically sold for the original minimum bid, and redemption rights do not apply. Crosby County occasionally lists such properties on its website or through law‑firm partners. OTC purchases eliminate bidding competition but require full payment and often convey title as is, still without warranty.

Why Crosby County Is a Top Choice for Tax‑Sale Investing

• Economic and Tax Advantages: Low land prices and relatively high redemption premiums create an attractive risk‑reward ratio. The county’s agricultural base and steady farm income (about $45 million annually from crops and livestock) support property values even in a shrinking population.
  
• Real Estate Market: Crosby County’s small housing market means less competition at auctions. Investors can find tracts of land suitable for ranching, hunting or long‑term hold. Proximity to Lubbock (a growing city with Texas Tech University) may enhance long‑term property values.
  
• Strategic Location: Located on U.S. Highway 82 and close to a major metropolitan area, Crosby County offers easy access to the South Plains and the Texas panhandle.
  

Conclusion

Crosby County’s redeemable deed auctions provide a compelling opportunity for investors seeking high returns with manageable risk. By attending the first‑Tuesday auctions at the Crosby County courthouse and conducting thorough due diligence, investors can acquire property or earn a 25–50 % redemption premium. The county’s rural character, rich history and steady agricultural economy make it a unique addition to any tax‑sale portfolio. Remember to review local notices, register properly, and bring cash or certified funds on auction day.

Pro Tips

• Arrive Early: Registration lines can be long. Plan to arrive by 9 a.m. to complete paperwork.
  
• Bring Certified Funds: Have cashier’s checks in several denominations. If you over‑pay, the county will issue a refund, but smaller checks ease the process.
  
• Review the Property List in Advance: Contact the tax assessor‑collector’s office or check MVBA/Perdue websites for upcoming property lists.
  
• Network with Locals: Talking with local realtors or county officials can reveal insights about parcels and redemption likelihood.
  
• Be Patient: Redeemable deeds require waiting through a redemption period. Don’t expect immediate possession unless you purchase struck‑off property.
  

Frequently Asked Questions (FAQ)

When are Crosby County tax sales held? The auctions are held on the first Tuesday of each month and begin around 10 a.m., at the Crosby County Courthouse.

Is registration required? Yes. You must register on-site the morning of the sale and provide a statement from the tax assessor‑collector showing you have no delinquent taxes.

How long is the redemption period? For most property the redemption period is 180 days (six months). Homesteads, agricultural land and mineral interests have a two‑year redemption period.

What payment methods are accepted? Payments must be made immediately after winning the bid. Most counties accept cash or cashier’s checks.

Where can I find property lists and sale updates? Check the Crosby County Clerk’s Foreclosure page for sale notices. Law‑firm vendors such as MVBA and Perdue Brandon also publish monthly tax sale lists.

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

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Considering tax‑sale investing in Crosby County? Browse the Auction Calendar for live listings. Supplement your effort with our free resources, and if you hit a question or want strategy help, simply book a call and we’ll guide you forward.

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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