Marion County, Texas Redeemable Tax Deed: Investor’s Guide to County Tax Sales

Introduction of the county and about the article

Marion County sits in the timberlands of eastern Texas near the Louisiana border. The county seat is Jefferson, a small town known for its preserved riverfront district and historic charm. With a population of around 9,725 people in the most recent census, Marion County remains rural and quiet. This guide explains how the county conducts redeemable tax deed sales, outlines important auction details, and explores local highlights to help you understand why this market can be attractive to investors. The goal is to provide evergreen information that will remain useful for years, so you won’t find dates or specifics that will quickly go out of date.

What Is Marion County’s Tax Deed Investing?

Texas does not sell tax lien certificates. Instead, counties sell redeemable tax deeds when a property owner fails to pay property taxes. In Marion County, a sheriff or constable sells the property at public auction under a tax warrant or foreclosure judgment. The winning bidder receives a deed to the property, but the former owner retains a right to redeem the property by paying the bid amount, recording fee, and accrued taxes plus a hefty redemption premium. This premium equals 25 % of the total amount if the property is redeemed in the first year and 50 % in the second year for homestead or agricultural property. Non‑homestead properties have a 180‑day redemption period with a 25 % premium.

Important Details

Item	Details
Tax Sale Type	Redeemable tax deed; no lien certificates
Typical Sale Date	First Tuesday of the month at 10 a.m. (sales must occur between 10 a.m. and 4 p.m.)
Redemption Period	180 days for non‑homestead; 2 years for homestead or agricultural properties
Interest Rate / Premium	Former owner must pay 25 % premium during the first year or 50 % in the second year; non‑homestead pays 25 % on redemption
Bid Procedure	Bidding starts at the lesser of the tax judgment plus costs or the adjudged value; cash sale to highest bidder
Deposit	No formal deposit; bidders must obtain a certificate from the tax assessor confirming they owe no delinquent taxes; payment is due at the sale in cash or cashier’s check
Registration Requirement	A bidder must obtain a no‑delinquent‑tax certificate from the Marion County Tax Assessor‑Collector at least two weeks before the sale; without it no deed will be issued
Auction Location	Thomas Jefferson Park, 114 West Austin Street, Jefferson, Texas; sales occur between 10 a.m. and 4 p.m.
Updates & Notices	Upcoming sales and notices of resales are posted on the county’s official website and tax office site. Sale notices include dates, property lists, and minimum bids
Contact for More Information	Karen G. Jones, Tax Assessor‑Collector; email [email protected]; phone (903) 665‑3281

Fun Facts About Marion County

• Historic riverport: Jefferson, the county seat, became a bustling inland port in the 1840s because a log jam on the Red River created navigable lakes and bayous. The town shipped North Texas cotton and goods to New Orleans until railroads bypassed it in the 1870s.
  
• Lake O’ The Pines: This man‑made reservoir covers over 18,700 acres with 112 miles of shoreline, offering fishing and boating. The area reports about 300 sunny days each year and a thriving population of largemouth bass, crappie, and catfish.
  
• Natural resources: Marion County lies in dense timberlands. Its mineral deposits include oil, natural gas, clay, and lignite coal. Timber and livestock remain important sectors, and more than 11.6 million cubic feet of pinewood were harvested in 2003.
  
• Population and heritage: With a population of about 9,725, the county remains rural. It was named after Francis Marion, the Revolutionary War “Swamp Fox,” and many settlers in the 1800s came from the Deep South.
  
• Historic economy: Tourism surged in the 1970s when Jefferson restored its riverfront district and created events such as the Pilgrimage Celebration. By the early twenty‑first century, tourism, timber, and food processing were key economic drivers.
  

Attractions & Economic Highlights

Attractions: Marion County offers a mix of natural and historical sites. Visitors explore Caddo Lake State Park and Lake O’ the Pines for fishing, camping, and boating. Jefferson’s historic riverfront district features brick streets, antique shops, and the Jefferson Historical Museum. Events like the Pilgrimage Celebration showcase antebellum homes.

Transportation: The county is served by U.S. Highway 59 (future Interstate 369), State Highways 43, 49, and 155, and several farm‑to‑market roads. This road network connects Jefferson to Shreveport, Louisiana and to major Texas cities. The Jefferson airport handles general aviation.

Economy: Tourism dominates the local economy, supported by historic tourism in Jefferson and outdoor recreation around Caddo Lake and Lake O’ the Pines. Timber and agriculture provide jobs, and the county still produces oil and natural gas along with cattle, hay, and goats. Small food‑processing plants add to economic diversity.

Community: Residents enjoy a relaxed pace, fishing tournaments, camping, and community festivals. The county’s low population fosters a tight‑knit feel, while its proximity to Louisiana brings cultural blend and Southern hospitality.

Why This County is Ideal for Tax Lien/Deed Investors

Marion County’s redeemable tax deed system allows investors to earn high returns while acquiring property at relatively low prices. The combination of rural land values and a redemption premium of 25 % to 50 % provides a yield that often exceeds returns from conventional investments. Tourism, timber and oil keep the local economy stable, and the road network offers easy access for future development. Because the population is small and auctions are held locally, there is less competition, allowing investors to purchase properties without inflated bids. The county’s scenic lakes and historic town also attract retirees and vacationers, supporting long‑term property values.

Auction Process for Tax Lien/Deed Sales

Marion County follows state law for tax sales, and understanding the process helps investors avoid surprises.

How the Auction Works

1. Notice and advertisement: When taxes remain unpaid, the county obtains a tax warrant or foreclosure judgment. The sheriff must publish a notice of sale showing the date, time, location, list of properties, adjudged values, and minimum bids. Sales are advertised on the county website and posted in public places at least three weeks before the sale.
   
2. Pre‑auction requirements: Texas law requires purchasers to have no delinquent property taxes in the county. Marion County therefore requires bidders to obtain a certificate from the tax assessor‑collector confirming they owe no delinquent taxes. You must request this certificate at least two weeks before the sale, or you will not receive a deed.
   
3. Sale date and location: Auctions take place on the first Tuesday of each month (or the first Wednesday if the Tuesday falls on January 1 or July 4). The sale occurs between 10 a.m. and 4 p.m. at Thomas Jefferson Park, 114 West Austin Street in Jefferson. Bidders should arrive early to review property lists and sign in.
   
4. Bidding: The auctioneer offers each property separately. Bidding starts at the minimum bid, which is the lesser of the amount awarded in the tax judgment (taxes, interest, penalties, and costs) or the adjudged value of the property. Bids must be made in person, and the property goes to the highest bidder for cash or cashier’s check.
   
5. Payment and deed: Payment is due immediately after winning the bid. The sheriff or constable issues a Sheriff’s Deed, transferring the county’s interest subject to redemption rights. The deed conveys no warranties and is subject to other liens, so investors must do thorough research.
   
6. Redemption: The former owner may redeem the property by paying the bid amount, recording fee, taxes, and a redemption premium of 25 % (or 50 % if redeemed during the second year for homestead properties). The redemption period is 180 days for non‑homestead properties and 2 years for homestead or agricultural land. If the owner fails to redeem, the investor obtains full title.
   

Resales and over‑the‑counter opportunities: If a property does not sell at auction, it may be struck off to the taxing units. Marion County periodically offers tax resales, selling these properties for cash. Notices of resale list properties previously struck off and include the same certificate requirement and cash payment terms.

Maximum Potential Returns and Expected Returns on Marion County Tax Deed Certificates

Investors in Marion County can achieve attractive yields because the redemption premium is fixed by law. When a delinquent owner redeems a non‑homestead property, the investor receives 25 % on top of the bid amount and any taxes paid within 180 days. For homestead or agricultural properties, the redemption period extends up to two years, and the premium increases to 50 % if redemption occurs in the second year. These premiums represent a guaranteed return rather than an interest rate; they do not compound, but they provide a solid yield relative to the short holding period. Investors who acquire properties that are not redeemed may gain full ownership. Because property values in Marion County remain relatively low, the purchase price may be modest, increasing the potential return when reselling or holding for appreciation. Actual returns depend on factors such as the bid price, redemption timing, legal expenses, and eventual property value.

Open to All Investors / Foreign Investor Participation

Texas law does not restrict non‑residents or foreign investors from bidding on tax deed properties. Anyone of legal age can participate if they comply with the county’s requirements and provide proof that they owe no delinquent property taxes. This inclusive policy creates an opportunity for investors from across the country and around the world to diversify into U.S. real estate. Investors should be aware that U.S. tax laws apply and may require them to obtain a taxpayer identification number. Because the auction is conducted in person, international bidders must arrange for a proxy or be prepared to travel. After acquiring a property, investors must pay future taxes, maintain insurance, and may need to hire a local attorney to clear any remaining liens. Marion County’s stable tourism and timber economy offer a strong foundation for long‑term growth, making it attractive to global investors seeking high returns with low perceived risk.

What Due Diligence Entails

Steps Investors Should Take

1. Research the property: Identify the property’s location, size, and legal description. Review maps and assess access roads. Visit the site if possible or use online maps.
   
2. Check title records: Examine deed records at the county clerk’s office for liens, easements, or other encumbrances. While the tax sale will extinguish many liens, some (such as federal tax liens or HOA dues) may survive. Consider ordering a title search.
   
3. Verify property condition: Tax sales convey property as is, without warranty. Structures may be dilapidated, and vacant lots may be inaccessible. Inspect for environmental issues, flood risk, or zoning restrictions.
   
4. Estimate market value: Compare recent sales in the area and consult a local real estate agent. Rural properties can vary widely in value depending on location near lakes or highways.
   
5. Review redemption rules: Understand whether the property is homestead or agricultural to know the redemption period and premium. Plan your cash flow accordingly.
   
6. Obtain the certificate: Contact the Tax Assessor‑Collector at least two weeks before the sale to obtain your no‑delinquent‑tax certificate.
   

Risks of Skipping Due Diligence

Failing to perform due diligence can lead to serious problems. You may purchase a landlocked parcel with no road access, or a property encumbered by federal liens that survive the tax sale. Floodplain issues can restrict development, especially near Caddo Lake or Lake O’ the Pines. Structures might be uninhabitable or subject to demolition orders. The redemption period could delay possession and tie up your capital. Without verifying values, you might overbid and erode your returns. Proper research mitigates these risks and increases your chance of success.

Buying Over‑the‑Counter (OTC) Liens/Deeds in Marion County

How to Purchase OTC Liens/Deeds

Properties that fail to sell at the initial auction are struck off to the taxing units. Marion County later offers these parcels through a tax resale. The sheriff advertises a notice of tax resale listing previously struck‑off properties, the adjudged values, and minimum bids. The resale occurs at the same location and time as regular tax sales, and bidders must still present the no‑delinquent‑tax certificate. Payment must be in cash or cashier’s check. Because resale properties may be purchased for amounts below the original judgment, they provide opportunities for bargain hunters.

Benefits of OTC Purchases

Buying properties during a resale offers several advantages. Competition is often lower, and you may acquire parcels at prices well below the taxes owed. The redemption period still applies, but the initial purchase price is lower, increasing potential returns. Since resale properties have already been offered once, you can review previous auction results and prepare your strategy. However, thorough due diligence remains essential because these properties may have issues that deterred other bidders.

Why Marion County is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Marion County benefits from a modest but stable economy built on tourism, timber, and agriculture. The restored riverfront district and scenic lakes draw visitors and support a robust service sector. Timber harvesting, cattle ranching, and food processing add diversity and underpin property values. Because property taxes fund local government, the county actively enforces tax collections, creating regular opportunities for investors. Texas does not charge income tax, and the fixed redemption premium of 25 % to 50 % provides a predictable return.

Real Estate Market Overview

Real estate in Marion County remains affordable compared with urban Texas markets. Rural lots, waterfront parcels near Lake O’ the Pines, and historic homes in Jefferson offer variety. Moderate home prices and the area’s proximity to Shreveport and Marshall make it attractive for retirees and second‑home buyers. With planned improvements along U.S. Highway 59 (future Interstate 369), property values may appreciate as accessibility improves. Investors who acquire tax deed properties may hold for long‑term appreciation or sell them after the redemption period.

Conclusion

Marion County’s redeemable tax deed sales offer investors a chance to earn significant returns while acquiring property in a charming East Texas community. Auctions occur on the first Tuesday of each month at 10 a.m. and require bidders to provide a certificate confirming they owe no delinquent taxes. Winning bidders pay with cash or cashier’s check and receive a deed subject to redemption. Non‑homestead properties have a 180‑day redemption period, and homesteads or agricultural parcels have a two‑year redemption period with premiums up to 50 %. Thorough due diligence is vital because properties are sold without warranties. Marion County’s scenic lakes, historic sites, and stable economy make it an appealing place to invest, but successful investors approach each sale with research, patience, and the guidance of experienced professionals.

Pro Tips

• Apply for the certificate early: Request your no‑delinquent‑tax certificate at least two weeks before the sale to avoid disqualification.
  
• Bring the right payment: Bring cash or a cashier’s check; personal checks and credit cards are not accepted.
  
• Inspect waterfront parcels: Properties near Lake O’ the Pines or Caddo Lake offer recreation value but may have flood or access restrictions. Verify zoning and water rights.
  
• Check road access: Many rural tracts lie off farm-to-market roads or unpaved lanes. Confirm legal access before bidding.
  
• Plan for redemption delays: Budget for taxes and maintenance during the redemption period. If a property is redeemed, the premium may provide profit, but your capital will be tied up.
  

Frequently Asked Questions (FAQs)

1. Do I need to clear the title after the redemption period? Yes. After redemption expires, you must file a quiet title action or obtain title insurance because the sheriff’s deed conveys property without warranties. This step clarifies your ownership and makes the property marketable.

2. Can I enter or renovate a property during the redemption period? You cannot occupy or significantly improve the property until the redemption period ends. The former owner retains a right to reclaim it and may owe you only the purchase price plus premium. Minor maintenance to prevent waste may be permissible but check with an attorney.

3. What happens if there is a federal tax lien or homeowner association (HOA) lien on the property? Some liens, including federal tax liens and certain HOA assessments, can survive the tax sale. You may need to pay them to obtain clear title. Research liens before bidding.

4. Can I finance the purchase? Marion County requires immediate payment in cash or cashier’s check at the auction. Traditional financing is not available for tax sale purchases. Investors often use cash reserves or private funds.5. How do I resell a property acquired at a tax sale? After the redemption period and quiet title action, you may sell the property through a real estate agent or auction. Properties near lakes, highways, or the historic district often attract buyers seeking vacation homes or rental investments.

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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Marion County tax sales are now posted! Head to our Auction Calendar to see available listings. If you’re unsure where to start, use our free resources for guidance or book a call with an expert to help build your strategy.

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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