Goliad County, Texas Redeemable Tax Deed Sale – Complete Guide for Investors

Introduction (about the county and this article)

Goliad County lies in south‑east Texas. The county seat is the town of Goliad. With a small population of around 7,012 people as of the 2020 census and an estimated 7,221 residents in 2024, the county offers a quiet rural setting. It was created in 1836 and is part of the Victoria metropolitan area. This article explains how the county conducts tax sales. You will learn when and where auctions are held, how to register, the redemption rules and bidding process, and why this historic county is attractive for redeemable tax deed investors.

Overview of Goliad County’s Redeemable Deed System

Texas is a redeemable tax deed state. Counties sell the deed to tax‑delinquent property at auction. Former owners have a limited time to buy it back by paying the auction price plus a statutory penalty. The Texas Tax Code requires that sales of real property take place between 10 a.m. and 4 p.m. on the first Tuesday of each month, or on the first Wednesday when the Tuesday falls on January 1 or July 4. Goliad County follows this state mandate. Auctions occur on the courthouse steps, and winners receive a sheriff’s deed. Homestead and agricultural properties have a two‑year redemption period with a 25 percent penalty in the first year and 50 percent in the second year. Non‑homestead properties can only be redeemed within six months. Because the penalty is a fixed percentage rather than an annual interest rate, investors can earn returns up to 25 to 50 percent when the owner redeems.

Important Details (summary table)

Aspect	Key Facts
Tax Sale Type	Texas sells redeemable tax deeds; you buy the deed but former owners can redeem it within the statutory period.
Typical Sale Date	State law requires sales between 10 a.m. and 4 p.m. on the first Tuesday of each month.
Redemption Period	Two years for homestead/agricultural property with a 25 % penalty in the first year and 50 % in the second; six months for non‑homestead property.
Interest / Penalty Rate	Fixed penalties of 25 %–50 %, not an annual interest rate.
Bid Procedure	Auctions are live on courthouse steps; bidding starts at delinquent taxes, penalties and costs, and proceeds to the highest cash bidder.
Deposit	Registration generally requires proof of funds and valid ID; most Texas counties do not require a deposit, but winning bidders must pay in full at the sale.

Fun Facts About Goliad County

• Historic significance: Goliad County played a major role in the Texas Revolution. The first declaration of independence for Texas was signed here in December 1835. The Goliad massacre of 1836 is remembered alongside the Alamo.
  
• Small population and rural charm: The county seat of Goliad had only 1,943 residents in the early 2000s, and nearby towns like Weesatche (411), Fannin (359) and Berclair (253) are even smaller This creates a close‑knit community.
  
• Agricultural economy: In the early twenty‑first century the county had 984 farms and ranches covering over 506 thousand acres. Livestock sales accounted for the majority of agricultural revenue Oil and gas production also contribute to local income
  
• Popular events: Goliad hosts Market Days on the second Saturday of each month and the Tour de Goliad Bike Ride every October These events draw visitors and help support the local economy.
  

Attractions & Economic Highlights

• Attractions: The county is home to Presidio La Bahía and Mission Espíritu Santo, both part of the Goliad State Historic Site. Visitors can explore 18th‑century Spanish missions, walk the Angel of Goliad Hike & Bike Trail, camp at the Coleto Creek Park, or tour historic downtown Goliad. The Market House Museum in Goliad showcases local history.
  
• Transportation: Major highways include U.S. Highway 59, U.S. 77A/183, State Highway 119 and State Highway 239. These routes connect Goliad to Victoria, San Antonio and the Gulf Coast. The county also operates the Goliad County Airpark for general aviation.
  
• Economy: Cattle ranching, row‑crop farming, and oil and natural gas production form the economic backbone There is also an electricity‑generating plant and a growing tourism sector driven by historic sites. The small population keeps property prices moderate, offering potential bargains for investors.
  
• Community lifestyle: Residents enjoy outdoor activities like fishing, hunting and kayaking on the San Antonio River. The mild subtropical climate and 285‑day growing season support year‑round recreation.
  

Why Goliad County is Ideal for Redeemable Tax Deed Investors

Goliad County’s tax sales offer a combination of high fixed returns and low entry costs. Property values remain modest because of the county’s rural nature and population under 8,000. At the same time, the county’s proximity to major highways and its oil‑ and agriculture‑based economy support stable demand for land. Investors can earn 25 % to 50 % penalties on redeemed deeds, while the small auction size reduces competition. This blend of high returns and low risk makes Goliad County attractive for both new and seasoned buyers.

Auction Process for Tax Deed Sales

How the Auction Works

1. Notice of sale: The sheriff posts a notice describing each property. The Texas Tax Code requires the notice to include the date, time and location of the sale. Notices are published in a local newspaper or posted at the courthouse at least 20 days before the sale.
   
2. Registration: Bidders must register with the sheriff or tax assessor‑collector before the auction. Bring a government‑issued ID and proof of funds. Some counties ask bidders to sign a statement of eligibility confirming that they do not owe delinquent taxes and are not employees of the county. Registration usually opens about an hour before the auction and closes once bidding begins.
   
3. Sale date and time: Auctions are held on the first Tuesday of each month between 10 a.m. and 4 p.m. at the Goliad County Courthouse (127 N Courthouse Square, Goliad, TX). Bidders should arrive early to inspect the list and ask questions.
   
4. Bidding: The auctioneer reads each property description and announces an opening bid equal to the delinquent taxes, penalties, interest and sale costs. Bids rise in increments determined by the auctioneer. The highest bidder wins and must pay cash or cashier’s check immediately after the sale.
   
5. Payment and deed: Payment is generally due by 4 p.m. on the day of the sale. The sheriff issues a sheriff’s deed or constable’s deed. This deed conveys title subject to the former owner’s redemption rights and any liens not wiped out by the tax sale.
   
6. Redemption: The former owner may redeem the property within six months for non‑homestead property or two years for homestead/agricultural property. To redeem, the owner must pay the sale price plus a 25 % penalty in year one or 50 % in year two. If the owner fails to redeem, the investor obtains clear title after filing a quiet title suit.
   

Maximum Potential Returns on Goliad County Tax Deeds

Texas law offers some of the highest fixed returns in the tax sale world. Because the penalty is not annualized, the investor earns the full amount even if the owner redeems after just a few days. For homestead and agricultural properties, the penalty is 25 % of the purchase price if the property is redeemed within the first year and 50 % if redeemed in the second year. Non‑homestead properties carry a six‑month redemption with a 25 % penalty. Thus, an investor buying a deed for $10,000 could earn $2,500 to $5,000 in a short period. If the owner does not redeem, the investor acquires the property free of mortgages and can resell or hold it for appreciation.

Open to All Investors / Foreign Investor Participation

Texas auctions are open to anyone over 18 years old, including out‑of‑state and international buyers. Because auctions are public, you do not need to be a Texas resident. You must provide valid identification and pay with certified funds. There is no citizenship requirement; however, winning bidders should consult an attorney about potential tax implications in their home country. Foreign investors appreciate Texas’s simple process, high returns and predictable redemption periods. Goliad’s small scale makes it easier for individuals to compete with large institutional investors.

Understanding the Sale Process

• Attending in person: In most Texas counties—including Goliad—tax deed auctions are live and require physical attendance. Arrive early to register and review the property list.
  
• Online possibilities: Some counties authorize online auctions under Texas Tax Code § 34.01(a‑1), but Goliad County currently conducts sales on the courthouse steps. Check the county’s official notices for any changes.
  
• Due diligence: Evaluate the property’s location, zoning, access, and any remaining liens. Use the Goliad County Appraisal District ([email protected]) for property data, and drive by the property before bidding.
  

Importance of Due Diligence in Goliad County Tax Deed Investing

What Due Diligence Entails

Before bidding on a tax deed, investors should:

• Research title issues: Check the county clerk’s records for liens such as IRS taxes, HOA dues, or municipal code violations. Some liens survive the tax sale and become the buyer’s responsibility.
  
• Inspect the property: Conduct a curbside inspection. Vacant lots may be overgrown; structures might be condemned. Do not enter the property without permission.
  
• Calculate costs: Factor in insurance, repairs, legal fees for quiet title actions, and property taxes during the redemption period. Use the Goliad County Appraisal District to verify assessed values and market comparables.
  

Risks of Skipping Due Diligence

Failing to do proper research can result in serious problems. You might buy a landlocked parcel with no access, inherit expensive liens, or discover that a property is in a floodplain. Structures could be uninhabitable or subject to demolition. If you plan to resell quickly, unknown defects can reduce market value or delay closing. Take the time to evaluate each property, and consult professionals when necessary.

Buying Over‑the‑Counter (OTC) Deeds in Goliad County

Some properties fail to sell at the monthly auction and are struck off to the county. After the redemption period, the county may sell these properties through a resale or over‑the‑counter sale. Interested buyers should contact the Goliad County Tax Assessor‑Collector for available lists.

How to Purchase OTC Deeds

• Obtain the list: Request a struck‑off property list from the tax assessor‑collector or county attorney. Many Texas counties post the list on their website.
  
• Submit an offer: You can submit a written bid for the minimum price (often the judgment amount or a value set by the commissioners court). The commissioners court must approve the sale. Payment is usually due upon approval.
  

Benefits of OTC Purchases

Buying over‑the‑counter avoids the competitive bidding environment. The price is fixed and often lower than market value, and there is no need to attend an auction. You still obtain a redeemable deed with the same redemption penalties. OTC purchases can be an efficient way to acquire property quietly.

Why Goliad County is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Goliad County combines steady economic activity with low property costs. Its economy relies on ranching, farming, oil and gas extraction, and tourism Property taxes are lower than in metropolitan counties, reducing carrying costs. The county’s strategic location along U.S. 59 and near the Gulf Coast provides access to markets and future development potential.

Real Estate Market Overview

The small population (about 7,221 in 2024) keeps housing demand moderate, and land remains affordable. Most parcels sold at tax auctions are rural lots or single‑family homes. Investors looking for long‑term holds can benefit from appreciation as nearby cities expand. Because the county seat is the only incorporated city, there is little competition for infill lots, making it easier to find bargains.

Conclusion

Goliad County offers high‑yield, low‑competition opportunities for tax deed investors. The county follows Texas law, holding auctions between 10 a.m. and 4 p.m. on the first Tuesday of each month. Buyers can earn 25 %–50 % penalties if owners redeem, or acquire property outright after the redemption period. Its small, historically rich community and stable agricultural and energy economy support long‑term property values. Whether you live in Texas or abroad, you can participate by registering at the courthouse and bidding with confidence. Always perform due diligence—research title, inspect properties, and understand the redemption rules—to make informed investments. With careful planning, Goliad County’s redeemable tax deeds can provide substantial returns and a chance to own a piece of Texas history.

Pro Tips

1. Arrive early and bring cash: Registration often opens an hour before the auction. Bring cashier’s checks in various denominations so you can pay the exact amount if you win.
   
2. Check the property list often: Sale lists can change up to the day of the auction. Monitor the county’s website and local newspaper for updates.
   
3. Network with locals: Speaking with local real estate agents, appraisers and county employees can reveal insights about each parcel’s condition and market value.
   
4. Budget for quiet title: If the owner does not redeem, expect to spend money on a quiet title action before selling or obtaining title insurance. Factor this into your bid.
   
5. Look at nearby counties: Combining purchases in multiple counties can diversify your portfolio. Neighboring Victoria and Refugio counties hold similar sales on the same schedule.
   

Frequently Asked Questions (FAQs)

1. What happens after I buy a tax deed? You receive a sheriff’s deed. You cannot take immediate possession of homestead or agricultural property because the former owner has up to two years to redeem. You may rent or occupy non‑homestead property, but be prepared to refund rent if the owner redeems.
   
2. Do I need to renovate the property during the redemption period? Minor maintenance like mowing is advisable to prevent code violations, but major renovations are risky because the owner may redeem. Only invest in improvements once the redemption period expires.
   
3. Will there be other liens on the property? Tax sales eliminate most liens inferior to the tax lien, such as mortgages. Federal tax liens, municipal liens and HOA dues may survive, so perform a title search. If you discover surviving liens, you may need to settle them or challenge their validity in court.
   
4. How do I get clear title after the redemption period? Most investors file a quiet title suit or obtain a title insurance policy. A quiet title action confirms ownership and removes clouds on the title, allowing you to sell or finance the property.
   

Can I finance my purchase? No. Texas tax sales require payment in full at the auction. You cannot borrow against the property until after you receive the deed. Once you have clear title, you may refinance or sell the property to recover your capital and profit.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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