McMullen County, Texas Redeemable Tax Deed: A Complete Guide to Tax Sales and Investments

Introduction

McMullen County sits in south Texas, surrounded by brush‑covered ranchland and drained by the Nueces and Frio rivers. With a population of only a few hundred people and the county seat in Tilden, this rural area is often overlooked by investors. Yet Texas is a state where delinquent property taxes are collected through redeemable tax deed sales. In this evergreen guide we explain how McMullen County conducts its tax sales, answer key questions about bidding and redemption, and highlight why this area may appeal to both new and experienced investors.

What Is a Redeemable Tax Deed Sale?

Texas does not sell tax lien certificates. Instead, the county sells a deed to the property, which the owner can redeem within a statutory period. This hybrid arrangement—commonly called a redeemable tax deed—means investors receive ownership subject to the owner’s right to repurchase the property. Under the Texas Property Tax Code, sales must occur between 10 a.m. and 4 p.m. on the first Tuesday of each month (or the first Wednesday when the Tuesday falls on January 1 or July 4). Auctions may be held online if authorized by the commissioners court.

Important Details (Table)

Item	Details
Tax sale type	Redeemable tax deed – deed conveys ownership subject to redemption.
Typical sale date	First Tuesday of each month; if that day is Jan 1 or Jul 4, sale moves to Wednesday.
Redemption period	180 days for non‑homestead property; two years for homestead, agricultural land and mineral interests.
Interest/penalty	Owner must pay the bid amount plus a 25 % premium during the first year; if redeemed in the second year the premium rises to 50 %.
Bid procedure	Public auction; minimum bid is taxes, penalties and costs or appraised value, whichever is less. Highest cash bid wins.
Deposit/registration	Counties may require bidder registration and proof of no delinquent taxes. Contact the tax assessor’s office for local rules.
Sale location	McMullen County courthouse, 501 River Street, Tilden, Texas.
Recent notices	The county’s 2025 sale notices show auctions on June 3, Aug 5, Sept 2 and Oct 7—all first‑Tuesday dates.

Fun Facts About McMullen County

• Small population: The county has fewer than 600 residents and ranks 250th among Texas counties.
  
• Young median age: A 2023 census estimate lists the median age at roughly 32 years.
  
• Agricultural heritage: In 1982 nearly 87 % of the land was devoted to ranching or farming.
  
• Natural resources: Local minerals include oil, natural gas, uranium, sand and lignite coal. The area’s chief economic activities have included kitty‑litter production, tourism and natural gas processing.
  
• Low poverty rate: Median household income is around $45,833 and the poverty rate is roughly 9 %.
  

Attractions & Economic Highlights

• Outdoor recreation: The Calliham Unit of Choke Canyon State Park lies in McMullen County. The 1,100‑acre park along State Highway 72 offers campsites, a swimming pool, hiking trail, picnic areas and a boat ramp. Its reservoir is popular for fishing and bird‑watching.
  
• Transportation: Tilden sits at the intersection of State Highways 72 and 16, providing access to major routes toward San Antonio and Corpus Christi.
  
• Economy: Ranching and farming dominate land use, while oil and gas production contribute significant revenue. The small population means real estate inventory is limited but often undervalued.
  
• Community life: Outdoor activities include hunting, fishing and camping. The county hosts annual events at local parks and the courthouse square, fostering a close‑knit rural lifestyle.
  

Why McMullen County Is Ideal for Tax Deed Investors

In Texas, the redeemer must pay the investor the full bid amount plus a 25 % premium within the first year and 50 % in the second year. This high fixed return—without interest rate bidding—makes Texas tax deed investing attractive. McMullen County’s small population means fewer bidders at auctions, while the presence of oil, gas and ranch land offers opportunities to acquire valuable parcels. Investors looking for high returns with a clear redemption premium and a low‑stress rural market will find this county appealing.

Auction Process for Tax Deed Sales in McMullen County

How the Auction Works

1. Notice of sale: The sheriff or constable posts a notice describing each property at least 21 days before the sale. McMullen County posts notices on its website; recent examples include sales scheduled for the first Tuesdays of June, August, September and October.
   
2. Location and time: Auctions are held on the courthouse steps or another designated public area at the McMullen County courthouse. State law requires in‑person sales to occur between 10 a.m. and 4 p.m.. Registration begins on‑site shortly before the auction; some counties start around 9:45 a.m. based on examples like Bell County.
   
3. Registration: The commissioners court may require bidders to register. Under Section 34.011, bidders must provide identification, address and a statement certifying they owe no delinquent taxes. If McMullen County adopts this requirement, the tax assessor‑collector will issue a written registration statement that must be presented to bid.
   
4. Minimum bid: The opening bid equals the total taxes, penalties, interest and court costs or the appraised value, whichever is less. Bidding proceeds upward until the highest cash offer wins. Sales are cash only; most counties accept cash or cashier’s checks.
   
5. Deed issuance: After payment, the officer delivers a sheriff’s or constable’s deed without warranty. The deed is subject to the owner’s right of redemption.
   

Post‑sale responsibilities: The purchaser must pay any taxes that become delinquent after the judgment and is responsible for environmental hazards on the property.

Maximum Potential Returns and Expected Returns

Texas law sets the redemption premium rather than an interest rate. If the owner redeems within the first year, the investor earns 25 % of the aggregate bid amount. Should redemption occur in the second year, the premium increases to 50 %. For non‑homestead property, the owner has 180 days to redeem and must pay 25 %. These returns are higher than many fixed‑income investments and are not prorated, meaning investors earn the full premium even if the owner redeems after only a few weeks. However, if the property is never redeemed, the investor obtains full title.

Open to All Investors / Foreign Investor Participation

Texas auctions are open to both local and foreign investors. Bidders must be over 18 and legally capable of purchasing real estate. Some counties require a written registration statement certifying that the bidder owes no delinquent property taxes. There is no residency requirement, and international investors often participate in large urban counties. Because auctions are held in person, overseas bidders may need to appoint an agent or attend via online platforms if allowed by the county. Investors should verify whether McMullen County permits online bidding.

Importance of Due Diligence in McMullen County Tax Deed Investing

What Due Diligence Entails

Investors should research each property thoroughly before bidding. Key steps include:

• Property inspection: Drive by to assess condition and occupancy. Sales convey property “as is,” and the purchaser is responsible for environmental hazards.
  
• Title search: Examine title records for liens, easements and encumbrances. Only taxes, penalties and court‑ordered costs are extinguished at sale; other liens may survive.
  
• Value assessment: Compare the county appraised value with recent sales to estimate market value and potential resale price.
  
• Tax status: Check for additional taxes not included in the judgment, because the purchaser must pay any subsequent taxes.
  

Risks of Skipping Due Diligence

Failing to perform due diligence can lead to unexpected costs. A purchaser may acquire property with structural damage, toxic waste or outstanding liens that survive the sale. Occupied properties might require eviction through the courts, which adds time and expense. Investors who ignore zoning rules may end up with land that cannot be developed or used as expected. Always research before bidding.

Why McMullen County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

McMullen County’s economy is anchored by ranching and energy production. The small population keeps auction attendance low, which can result in lower winning bids and improved margins. Texas law guarantees high redemption premiums of 25 % to 50 %, making returns predictable. The county’s location along major highways provides access to San Antonio, Corpus Christi and the Eagle Ford Shale region, increasing demand for housing and industrial land.

Real Estate Market Overview

The housing stock is limited, with just over 400 housing units and a median household income near $45,833. Real estate values are stable because most land is held for ranching or energy production. Investors purchasing tax deeds may find parcels used for grazing, recreational cabins or oilfield support. Because there is a statutory redemption period, investors can earn a high premium if the owner redeems while also having the potential to keep the property if the owner does not. As always, a quiet title action may be necessary to obtain clear title after the redemption period expires.

Conclusion

McMullen County’s redeemable tax deed sales offer investors a way to earn high fixed returns with relatively low competition. Sales take place on the first Tuesday of each month at the county courthouse. Bidders should arrive early and be prepared to register if required. The combination of predictable redemption premiums and a rural economy rich in natural resources makes this county appealing. Investors who perform thorough due diligence, understand the redemption rules and engage with the tax assessor’s office can participate confidently. Remember that each property is sold as is, so research is essential to protect your investment and maximize returns.

Pro Tips

• Arrive early: Registration may start shortly before the auction. Bring identification, proof of no delinquent taxes and payment in certified funds.
  
• Budget for redemption: Invest only what you can tie up for six months to two years; your capital may be locked until redemption or resale.
  
• Focus on vacant land: Unimproved tracts often have lower bids and fewer complications with occupants.
  
• Check oil and gas leases: Some parcels may have producing wells. Research lease terms to understand potential royalty interests.
  
• Plan for a quiet title: After the redemption period, file a quiet title action to clear any remaining claims and make the property marketable.
  

Frequently Asked Questions

Q1: Do I get possession immediately after the sale? Yes. The purchaser is entitled to immediate possession of the property, though you may need to lease to or evict occupants through legal proceedings.

Q2: Are there other taxes to pay after purchase? Taxes that become delinquent after the judgment are not included in the minimum bid and must be paid by the purchaser.

Q3: What type of deed do I receive? You receive a sheriff’s or constable’s deed without warranty that is subject to the owner’s right of redemption.

Q4: Are environmental problems my responsibility? Yes. Purchasers at tax sales become responsible for any environmental hazards on the property, so always inspect before bidding.

Q5: How does bankruptcy affect the sale? A sale may be set aside if the owner files bankruptcy before the auction concludes. Always verify a property’s bankruptcy status on the morning of the sale.

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

Need a hand?

McMullen County auctions are just a click away. Visit our Auction Calendar to see what’s coming up. Download our free resources for guidance, and if you need help planning your approach, go ahead and book a call.

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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