Irion County, Texas Redeemable Tax‑Deed Investing Guide

Introduction

Irion County is a sparsely populated rural county in southwest central Texas. It sits along U.S. Highway 67 and State Highway 163 and is bordered by Reagan, Crockett, Schleicher, Tom Green and other counties. Rolling prairie and mesquite brush cover the county’s 1,051‑square‑mile landscape and the Middle Concho River and its springs provide limited irrigation. The county seat is Mertzon, a small farm center; other tiny communities include Barnhart and Sherwood. With an estimated population of only about 1,579 people, investors can explore a small inventory of tax‑foreclosure properties without the intense competition found in larger counties. This guide explains how Irion County conducts redeemable tax deed sales, answers common questions about dates, times, registration and bidding, and offers practical tips for investors.

What Is a Redeemable Tax Deed Sale?

Texas does not sell tax lien certificates. Instead, when property owners fail to pay their taxes, counties auction a redeemable tax deed. At the sale the investor receives a sheriff’s deed to the property, but the former owner retains a statutory right to redeem it by paying the sale amount plus a penalty within a fixed period. For non‑homestead property, the redemption window is six months; for homestead or agricultural property it extends to two years. If the owner redeems, the investor receives the purchase price plus a 25 % penalty in the first year or 50 % in the second year. Because of this generous penalty, Texas tax deed investing is sometimes described as a high‑yield, low‑risk opportunity.

Important Details (Quick Reference)

Detail	Information (Irion County & Texas)	Source
Tax Sale Type	Redeemable tax deed; Texas does not sell tax lien certificates.	Texas Tax Code Chapter 34
Typical Sale Date & Time	Sales must occur between 10 a.m. and 4 p.m. on the first Tuesday of the month (or first Wednesday if the first Tuesday falls on New Year’s Day or July 4).	Texas Tax Code §34.01(r‑1)
Redemption Period	180 days for non‑homestead property; two years for homestead/agricultural property.	Hill County Tax Office
Interest/Penalty Rate	25 % of purchase price if the owner redeems in year 1; 50 % if redeemed in year 2.	Hill County Tax Office
Bid Procedure	Public oral auction; highest bid (not bid‑down) wins. Bidders must register and show valid ID before the sale.	Hill County Tax Office
Deposit / Payment	No separate deposit; successful bidders must pay the full amount in cash or cashier’s check immediately after the auction. Failure to pay may result in a 20 % penalty.	Hill County Tax Office

Fun Facts About Irion County

• Location & size: The county sits roughly forty miles southwest of San Angelo in southwest central Texas. It covers more than 1,051 square miles of rolling prairie and mesquite scrub.
  
• Tiny population: World Population Review estimates the county’s 2025 population at about 1,579 people. Mertzon has fewer than 900 residents.
  
• Economy: About 90 % of the county’s agricultural income comes from cattle, sheep and Angora goats. Oil and gas production now provide most of the county’s income.
  
• Historic courthouse: The original Irion County Courthouse in Sherwood was built in 1901 and served as the county courthouse until 1936; it is listed on the National Register of Historic Places.
  
• Outlaw lore: Outlaw Tom Ketchum once used a hideout in the county; a nearby mountain now bears his name.
  

Attractions & Economic Highlights

Irion County has very little tourism, but it offers rural charm and outdoor recreation. The Middle Concho River and its springs feed Dove and Spring creeks, making the area popular for hunting and fishing. Visitors can explore the historic 1901 courthouse in Sherwood, hike up Ketchum Mountain to ponder outlaw legends, or enjoy wide‑open ranching country. Transportation is limited to U.S. Highway 67 and State Highway 163, which connect Mertzon to San Angelo and other towns. The county’s economy centers on ranching, sheep, goats and oil production. With no major manufacturing and limited tourism, the area offers a quiet lifestyle and a modest cost of living.

Why Irion County Is Ideal for Tax Deed Investors

Small counties often fly under the radar of large institutional investors. Irion County’s limited population, low property values and modest number of delinquent parcels mean less bidding competition. Texas law sets generous redemption penalties—25 % in the first year and 50 % in the second year—which can yield returns far higher than many traditional investments. Properties are generally rural tracts or modest homes, making them affordable entry points for new investors. Unlike volatile markets, the returns are backed by the county’s tax lien and the underlying real estate.

Auction Process for Irion County Tax Deed Sales

How the Auction Works

Texas statutes require tax deed auctions to occur between 10 a.m. and 4 p.m. on the first Tuesday of each month. Irion County typically holds its sale on the courthouse steps in Mertzon. To participate, bidders must:

1. Register and show identification. The county assessor‑collector or auctioneer will require bidders to sign a statement affirming they owe no delinquent taxes in the county. Bring a valid driver’s license or government‑issued ID. Registration usually begins shortly before the sale; call the tax office to confirm exact times.
   
2. Understand the starting bid. Each property is offered with a minimum bid representing the judgment amount (taxes, interest, penalties and costs). Bidding starts at this figure; lower bids cannot be accepted.
   
3. Bid in person. Sales are conducted with oral bids. The highest bidder wins and must pay the entire bid amount immediately after the sale in cash or a cashier’s check made payable to the Irion County Tax Office. Failing to pay can result in a penalty equal to 20 % of the property’s value plus costs.
   
4. Receive a sheriff’s deed. After payment, the purchaser receives a deed without warranties. Title insurance can be difficult to obtain, so investors should plan to clear title through quiet‑title actions before reselling.
   

Terms of Sale

• Payment method: Cash or cashier’s check is required.
  
• No financing: The county does not offer financing; buyers must have funds on hand.
  
• Property condition: All sales are as‑is. Investors should inspect the property and review court files beforehand to learn about any liens, zoning issues, or occupancy. Some properties may have demolition or maintenance liens.
  

Redemption rights: Owners or lien holders may redeem homestead or agricultural property within two years, and other property within 180 days. During this period, buyers have the right of possession but should not improve the property beyond basic maintenance. If redeemed, buyers are reimbursed the purchase price plus 25 % (first year) or 50 % (second year).

Maximum Returns and Expected Yields

Texas redemption penalties offer some of the highest returns in the tax‑sale arena. A non‑homestead parcel redeemed within the 180‑day window yields the investor 25 % on the invested capital. Homestead or agricultural properties have a two‑year redemption period. If the owner redeems in year 1, the investor still collects 25 %; if redemption occurs in year 2, the return rises to 50 %. Because these penalties are fixed by statute, they provide a predictable yield regardless of interest rates or market conditions. Returns can be even higher if the property is not redeemed and appreciates in value. However, investors should budget for legal costs to clear title and should plan for holding costs such as taxes and insurance during the redemption window.

Open to All Investors / Foreign Investor Participation

Texas tax deed sales are open to anyone over the age of 18. Investors do not need to live in Irion County or even in Texas. Many counties conduct sales in person, so out‑of‑state or international buyers often hire local representatives or attend in person. Some counties have adopted online auctions, but Irion County currently conducts in‑person sales on the courthouse steps. Foreign investors should consult U.S. tax advisors about withholding and reporting obligations and plan for travel or proxy bidding. The high penalty rates and low property prices make Texas particularly attractive to global investors seeking stable returns.

Understanding the Irion County Tax Sale Process

Importance of Due Diligence

Due diligence means thoroughly researching the property before bidding. Investors should:

• Inspect the property. Drive by to assess condition, access and neighborhood. Many properties are rural tracts; confirm they have road access and no environmental issues.
  
• Check title records. Visit the county clerk or use online records to search for liens, easements, or judgments. Tax sales wipe out tax liens but do not necessarily extinguish other liens.
  
• Review zoning and land use restrictions. Contact the county planning department to determine permitted uses.
  
• Estimate holding costs. Consider property taxes, insurance and basic maintenance during the redemption period.
  
• Confirm redemption classification. Determine whether the parcel is a homestead or agricultural property (two‑year redemption) or other property (six‑month redemption).
  

Risks of Skipping Due Diligence

Failing to research can lead to costly mistakes. Investors may buy landlocked property without legal access, homes with structural problems, or parcels encumbered by liens or code‑enforcement fines. Because deeds are issued without warranties, the investor—not the county—is responsible for defects. Quiet‑title lawsuits can take time and money, and some properties may not be financeable. Thorough research reduces these risks and improves the likelihood of a profitable exit.

Buying Over‑the‑Counter (Struck‑Off) Properties

When a property does not sell at auction, it is struck off to the taxing entities. These parcels may later be sold through private resale. Investors can purchase struck‑off properties over the counter by contacting the Irion County tax office or the law firm handling collections. Prices are negotiable but cannot be lower than the judgment amount. The redemption period begins when the resale deed is recorded and follows the same rules as auction purchases. Over‑the‑counter purchases eliminate bidding competition and can offer attractive bargains, but due diligence remains essential.

How to Purchase Struck‑Off Properties

1. Obtain the struck‑off list. Call the Irion County tax office or the delinquent tax attorney for a list of available properties and minimum offers.
   
2. Submit an offer. Offers must meet or exceed the judgment amount plus costs. The taxing units consider offers and may accept or reject them.
   
3. Pay and record the deed. Once accepted, pay with certified funds and record the resale deed at the county clerk’s office. The redemption period starts when the deed is recorded.
   

Benefits of Over‑the‑Counter Purchases

• No bidding war: Investors avoid auction competition and can negotiate price and terms.
  
• Time to research: There is no rush to bid; buyers can thoroughly evaluate the property before committing.
  
• Potential discounts: Counties may accept offers near the judgment amount, allowing investors to acquire property at a lower cost.
  

Why Irion County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Irion County’s rural economy, low population and modest property values create opportunities for investors seeking affordable entry points. Ranching and oil production underpin the local economy, providing stability. The county lacks heavy industry and has little tourism, so housing supply is limited and demand remains steady among local workers. Texas has no state property tax, and the county’s tax rates are relatively low compared with urban areas. These factors combine with the statutory redemption penalties to offer high potential returns.

Real Estate Market Overview

Most properties offered at Irion County tax sales are rural acreage, small single‑family homes or vacant lots. Prices are generally much lower than those in metropolitan Texas. Buyers should be prepared for limited resale markets and may need to hold property longer. However, stable demand for ranch land and oil‑related housing can provide consistent rental or resale opportunities. Investors who perform thorough due diligence and budget for title‑clearing costs can find attractive margins.

Conclusion

Irion County’s redeemable tax deed sales provide a unique opportunity for investors who want high returns backed by real estate. Auctions are held on the first Tuesday of each month at 10 a.m., typically at the Mertzon courthouse. Bidders must register, show identification and pay in full with cash or a cashier’s check. Because Texas offers a 25 % redemption penalty in the first year and 50 % in the second year, investors can earn attractive yields while the former owner retains a chance to reclaim the property. Successful investing requires careful research, understanding of redemption periods and respect for local rules. With patience and due diligence, investors can build a profitable portfolio in this quiet corner of Texas.

Pro Tips

• Register early. Call the Irion County tax office ahead of time to confirm registration requirements and arrive early on sale day with your identification and funds.
  
• Bring certified funds. Prepare multiple cashier’s checks in common increments so you can quickly pay the exact bid amount.
  
• Inspect properties in person. Rural parcels may lack road access or utilities. Drive by each property before bidding.
  
• Check for homestead exemptions. Determining whether a property is a homestead or agricultural tract will tell you whether the redemption period is six months or two years.
  
• Plan for quiet title. Budget for legal fees to clear title after the redemption period, especially if you plan to resell or finance the property.
  

Frequently Asked Questions (FAQs)

1. Can I renovate or occupy the property during the redemption period? You have the right of possession after receiving the deed, but improvements beyond basic maintenance are risky. If the former owner redeems, you may not recover the full cost of major improvements. Stick to securing, maintaining and insuring the property.
   
2. Do tax deeds wipe out other liens? Tax sales extinguish property tax liens but may not eliminate federal tax liens, HOA assessments, or mechanic’s liens. Always perform a thorough title search and consult an attorney before bidding.
   
3. How do I get a clear title for resale or financing? Texas tax deeds do not come with warranties. After the redemption period ends, investors typically file a quiet‑title suit or obtain a title certificate to remove clouds on the title.
   
4. Can I finance my purchase? No. Purchasers must pay the entire bid amount in cash or cashier’s check at the auction. You can, however, use personal or hard‑money loans arranged prior to the sale.
   

What happens if no one bids on a property? Properties that do not sell are struck off to the taxing entities and may later be sold through a resale or private sale. Investors can contact the tax office for a list of struck‑off properties and purchase them over the counter.

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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Start your investment journey in Irion County by visiting our Auction Calendar. You’ll find upcoming listings and important details. Learn with our free resources, and when you’re ready to move forward, book a call and we’ll help you map out your 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