Foard County, Texas Redeemable Tax Deed Auction Guide

Introduction

Foard County is a rural county on the rolling plains of north‑central Texas with a population of just over a thousand residents. Because local government relies on property taxes to fund schools and public services, county officials must collect delinquent taxes. When a landowner fails to pay, the county files a lawsuit to foreclose on the tax lien and sells the property at a public auction. This article explains how Foard County conducts its tax deed auctions and provides helpful background about the county’s geography, economy and attractions.

What Is a Redeemable Tax Deed?

Texas is a redeemable tax deed state. When taxes remain unpaid, the county obtains a court judgment and sells the property at auction. The winning bidder receives a sheriff’s deed, but the former owner keeps a right of redemption. The redemption period is two years for homesteads, agricultural land and mineral interests, and 180 days for all other property. If the owner redeems, the investor is reimbursed the bid amount plus a penalty of 25 % during the first year; the penalty increases to 50 % if the redemption period extends into a second year. Because the penalty is a flat premium rather than a compounding interest rate, investors know the maximum return at the time of purchase.

Important Details (Summary)

Item	Summary
Tax sale type	Redeemable tax deed — winner receives a sheriff’s deed but owner may redeem.
Typical sale date	First Tuesday of each month between 10 a.m. and 4 p.m. local time.
Redemption period	Homestead/Ag/mineral: 2 years; other property: 180 days.
Interest/penalty rate	25 % flat penalty if redeemed in first year; 50 % in second year; 25 % for six‑month redemptions.
Bid procedure	Live bidding at courthouse; minimum bid equals taxes, penalties and costs or appraised value (whichever is lower).
Deposit/payment	Payment due immediately after sale; cash or cashier’s check is required. Registration may require a certificate showing no delinquent taxes.
Recent sale	Notice posted for Oct. 7 tax sale at 10 a.m. at the south door of Foard County courthouse.

Fun Facts About Foard County

• Small population and big sky – Foard County had about 1,079 residents in 2023. The county covers 703 square miles, so there is plenty of open land.
  
• Agricultural roots – Early settlers raised cattle and planted cotton, corn and wheat. By 1910 more than 21,300 acres of cotton and 9,100 acres of corn were harvested. Cattle ranching remains important today.
  
• Wind‑energy hub – Modern Foard County hosts the Foard City wind project, a 350‑megawatt wind farm with 139 turbines spread over thousands of acres. The project underscores the county’s shift toward renewable energy.
  
• Historic landmarks – The county seat of Crowell features the 1908 Santa Fe Depot Library/Museum, the Fire Hall Museum, the Foard County Courthouse Museum and World War I soldier monuments. Nearby markers commemorate the Pease River Battlefield, where Texas Rangers rescued Cynthia Ann Parker in 1860.
  

Attractions & Economic Highlights

• Attractions – Crowell’s Santa Fe Depot and Fire Hall museums showcase local history. Markers at the county park memorialize the Pease River battle. The wide‑open landscape appeals to hunters and stargazers.
  
• Transportation – State Highway 6 and U.S. Highway 70 intersect in Crowell, connecting the county to Wichita Falls and Lubbock. The county lacks commercial airports; residents rely on nearby regional airports.
  
• Economy – Agriculture and ranching dominate. Cotton, wheat and cattle are major products. Oil and gas extraction contributes to tax revenue, and the large wind farm provides jobs and lease payments.
  
• Community life – Residents enjoy a quiet rural lifestyle with rodeos, county fairs and high‑school sports. Outdoor recreation includes hunting, fishing in the Pease River, hiking around the wind turbines and bird watching on the prairie.
  

Why This County Is Ideal for Tax Deed Investors

Foard County’s small population means there are only a handful of properties at each sale, reducing competition. The county’s agricultural economy is steady and supported by renewable‑energy projects. Median property values of about $71,400 make entry costs low, yet the land has long‑term appreciation potential because of wind‑energy development and commodity farming. Investors can earn high returns with low risk because the flat penalty is paid even if the former owner redeems. With proper diligence, Foard County tax deeds can deliver better yields than many bonds or bank deposits.

What Makes Foard County Tax Deeds a Smart Investment?

• High returns with capped risk – The 25 % or 50 % redemption penalty provides a known return.
  
• Low barriers – Minimum bids start at unpaid taxes or the appraised value, often far below market prices.
  
• Steady demand – Agriculture, ranching and energy companies lease land for farming and turbines, ensuring continued demand and potential resale value.
  

Auction Process for Tax Deed Sales

How the Auction Works

1. Judgment and notice – After obtaining a court judgment for delinquent taxes, the county posts a notice of sale at the courthouse and online. For example, Foard County’s recent notice advertised a sale on the first Tuesday in October at 10 a.m..
   
2. Registration – Bidders must register with the tax assessor‑collector. Most counties require a certificate stating the bidder owes no delinquent taxes. Registration usually opens around 8:30 a.m. on the day of the sale and closes just before bidding starts.
   
3. Opening bid – The constable reads each case and calls for bids. The minimum bid equals the lesser of the judgment amount or the property’s appraised value.
   
4. Bidding – Investors bid in increments determined by the auctioneer. The highest bidder wins. Texas law does not bid down the interest rate like lien auctions in other states; bidders compete on price.
   
5. Payment – Cash or cashier’s check is due immediately after winning. Failure to pay can forfeit the sale.
   
6. Deed and possession – The purchaser receives a sheriff’s deed without warranty and may take possession immediately, although eviction procedures may be required if the property is occupied.
   

Sale Terms

• Location – Auctions are held at the south door of the Foard County Courthouse, 101 S Main St., Crowell, Texas. The commissioners court could designate another public location, but it must be near the courthouse.
  
• Time – By statute, sales occur between 10 a.m. and 4 p.m. Central Time on the first Tuesday of each month. If New Year’s Day or July 4 falls on the first Tuesday, the sale moves to Wednesday.
  
• Registration – Bring valid ID, the certificate of no delinquent taxes and funds for your deposit. Some counties may require a bidder deposit (for example, $50 or 5 % of the anticipated bid), so contact the tax office in advance.
  
• Payment – Acceptable forms are cash or cashier’s check. Personal checks and credit cards are not accepted.
  

Redemption – Winning bidders must record the sheriff’s deed. The redemption period begins when the deed is recorded. If the owner redeems, the investor receives the bid amount plus the statutory penalty.

Maximum Potential Returns and Expected Returns on Foard County Tax Deeds

The return on a Foard County tax deed comes from the statutory penalty if the owner redeems. Investors earn 25 % of the aggregate total (bid plus recording fee and subsequent taxes) if the property is redeemed within one year, and 50 % if redemption takes place in the second year. If the property is not a homestead or agricultural land, the redemption period is six months and the penalty is limited to 25 %. In practice, most redemptions occur within the first few months because the owner must also reimburse property taxes that accrue after the sale. Many investors therefore calculate an annualized return exceeding 25 %, especially for redemptions that occur in less than a year. For properties not redeemed, investors may lease the land to farmers or wind developers, generating rental income and long‑term appreciation.

Open to All Investors / Foreign Investor Participation

Texas law allows any person or entity to bid at a tax deed sale as long as they do not owe delinquent taxes in the county. There is no residency requirement, so international investors can participate. Foreign bidders must still register, provide acceptable identification and pay with certified funds. Because Foard County’s properties are rural, the sale process is straightforward and does not include complicated zoning issues common in urban counties. International participation in Texas tax sales has increased in recent years as global investors seek high returns and diversification. However, investors should understand local property laws, potential farm leases, and mineral rights before buying.

What Due Diligence Entails

Outline of Due Diligence

Successful tax deed investing requires research before you bid. Key steps include:

• Verify the property – Use the legal description and the county’s GIS map to locate the parcel. Visit the site if possible.
  
• Check title – Tax deeds do not warranty title. Order an abstract of title or run a title search to identify liens, easements or mineral reservations. Federal tax liens, HOA liens and city liens may survive the sale.
  
• Inspect improvements – Determine whether structures are occupied and assess their condition. Some properties may be vacant lots.
  
• Estimate value – Compare the county’s assessed value with comparable sales. Rural property can be hard to value; consider land use potential (farming, hunting, wind lease).
  
• Review taxes – Confirm there are no post‑judgment taxes owed; the buyer is responsible for taxes that become delinquent after judgment.
  

Risks of Skipping Due Diligence

Skipping research can lead to costly surprises. Investors may discover a severe lien such as an IRS or HOA lien that remains after the sale. Structures may be uninhabitable or non‑existent. Rural land sometimes lacks legal access or water rights, making it hard to develop. Without a site visit, buyers might bid on property that is a narrow strip or part of a roadway easement. Because the sheriff’s deed has no warranty, investors have little recourse for title defects. Always budget for quiet‑title action to obtain insurable title before reselling or refinancing.

Why Foard County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Foard County’s economy is diverse for a rural area. Agriculture and cattle ranching remain the backbone, but the county also benefits from oil and natural gas production and the Foard City wind farm. These industries generate property tax revenue and support local services. The county’s low population means less competition at auctions and fewer bidders. Texas imposes no state income tax, so investors keep more of their returns. The flat redemption penalty provides a predictable return regardless of how quickly the owner redeems.

Real Estate Market Overview

With a median property value of about $71,400, Foard County’s real estate is affordable compared with urban Texas counties. Farm and ranch land is in steady demand because of cotton, wheat and cattle production. Large energy projects have increased demand for land leases, and this trend is expected to continue as Texas expands renewable power. Because the county has no zoning and minimal building codes, investors have flexibility to develop or resell properties. Land values have historically trended upward as commodity prices rise.

Conclusion

Foard County’s tax deed sales offer unique opportunities for investors seeking high returns with manageable risk. Sales occur on the first Tuesday of each month at the Foard County Courthouse in Crowell. Registration is required, and bidders must bring proof of no delinquent taxes and funds for their bids. Investors earn a 25 % penalty if the former owner redeems within one year, and a 50 % penalty in the second year for homestead and agricultural property. Non‑homestead properties have a six‑month redemption and a 25 % penalty. Foard County’s agricultural economy, expanding renewable‑energy sector and low property values create favorable conditions for long‑term capital gains. As with any investment, conduct thorough due diligence and consult local experts before bidding.

Pro Tips

• Arrive early – Register at least 30 minutes before the auction. Bring your driver’s license, tax‑clearance certificate and cashier’s checks in various denominations.
  
• Search the appraisal roll – Use the Foard County Appraisal District website to check assessed values and property details. Contact the office at 940‑684‑1225 or [email protected] for assistance.
  
• Inspect rural properties – Many tracts are vacant land or farmland. Drive by to confirm access, topography and possible improvements.
  
• Budget for quiet title – After the redemption period, hire an attorney to file a quiet‑title action. This lawsuit clears title defects and makes the property insurable.
  
• Watch for wind leases – Some properties may be subject to wind or mineral leases. These can provide additional income but may also restrict development, so review lease terms during due diligence.
  

Frequently Asked Questions

Do I need to renovate a property after buying a tax deed?
It depends on the property’s condition. Tax deeds may involve vacant lots, farmland or houses. If you buy a home, inspect it and budget for repairs. Some properties may be condemned or need substantial work.

When can I sell a property purchased at the tax sale?
You may sell immediately, but most buyers wait until the redemption period expires and they have completed a quiet‑title action. Without a quiet title, title companies will not insure the deed, which limits financing and resale value.

Are there mortgages or liens that survive the sale?
Yes. Federal tax liens, municipal code liens and homeowner association liens may remain. Always run a title search. Deed restrictions or mineral reservations may also survive.

Can I finance my purchase?
No. Auction rules require payment in cash or cashier’s check at the time of sale. After acquiring the deed, you can refinance the property once you have clear title.What happens if the property is occupied?
The successful bidder receives immediate right to possession. If a tenant or former owner remains, you must follow Texas eviction procedures. Some investors offer the occupant a short‑term lease during the redemption period.

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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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

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