Nolan County, Texas Redeemable Tax Deed: A Clear Guide to Investing in Local Tax Sales

Introduction to Nolan County and This Guide

Nolan County sits in western Texas and is home to Sweetwater, the county seat. The area is known for its ranching heritage, wind power developments, and historic aviation sites. This guide explains how the county conducts tax deed sales, who can participate, and what investors need to know. It is designed for prospective buyers looking to understand how Nolan County runs its tax sales and why the county is appealing for redeemable tax deed investing.

Overview of Nolan County’s Redeemable Tax Deed Sales

Texas uses a redeemable tax deed system rather than traditional tax lien certificates. When property taxes go unpaid, the county forecloses on the property and sells the deed at auction. The buyer receives the deed subject to a redemption period. If the original owner redeems the property, the investor is reimbursed the amount paid plus a statutory premium (25 % within the first year and 50 % in the second year). If the owner does not redeem, the investor keeps the property. This hybrid approach combines the potential for property ownership with a high-return redemption premium.

Important Tax Sale Details

Item	Details	Source
Tax Sale Type	Redeemable tax deeds (no tax lien certificates)
Typical Sale Date	First Tuesday of every month when properties are available
Time (local)	Sheriff’s (CAD) sale at 2 p.m.; City seizure sale at 10 a.m.; Central Time
Registration Required	Yes; participants must register annually and before bidding
Registration Window	Registration may be submitted anytime; day-of-sale registration closes one hour before the auction
Auction Location	Nolan County Courthouse courtyard or inside, depending on weather
Redemption Period	180 days for most properties; two years for homestead or agricultural land
Bid Procedure	Bidders compete for properties; minimum bid equals delinquent taxes, penalties, interest, attorney fees, court costs and other fees; highest bidder wins
Deposit	No deposit is specified by the county; full payment is due immediately after the sale
Terms of Sale	Payment must be made at the appraisal district using cash, cashier’s check or money order (no personal checks or cards); properties sold “as is” with all risks

Fun Facts About Nolan County

• Aviation history: Avenger Field near Sweetwater was the only training base for the Women Airforce Service Pilots (WASP) during World War II. The National WASP WWII Museum at the field celebrates these pioneering female pilots.
  
• Rattlesnake Roundup: Sweetwater hosts the world’s largest annual Rattlesnake Roundup, where participants catch western diamondback rattlesnakes for contests and educational events.
  
• Antique firearms display: The Nolan County Courthouse houses the largest collection of antique Winchester rifles, maintained under an agreement that stipulates the guns must be cleaned every year.
  
• Wind power pioneer: Nolan County became a hub for wind energy after a 100 megawatt wind farm was built in 1999. By 2008, more than 1,000 people worked in wind projects, and the county ranked among the largest wind-energy producing regions in the United States.
  
• Population and economy: The county has roughly fourteen thousand residents. Major industries include energy, agriculture and manufacturing. Median household income is around fifty thousand dollars, with roughly nineteen percent of residents living below the poverty line.
  

Attractions & Economic Highlights

Nolan County’s attractions extend beyond tax sales. The National WASP WWII Museum preserves aviation heritage, while the annual Rattlesnake Roundup offers a unique mix of wildlife education and local tradition. Visitors can view antique rifles at the courthouse. Outdoor recreation includes hunting, fishing and hiking on wide-open ranch lands. The county sits along Interstate 20 and is served by the Union Pacific railroad, providing easy access for residents and businesses. The economy is supported by oil and gas production, a booming wind power sector and cotton farming. Together, these industries create jobs and stable tax revenues that underpin local government services.

Why Nolan County is Ideal for Redeemable Tax Deed Investors

Nolan County offers attractive opportunities for investors because the economy benefits from diversified energy and agriculture. The renewable energy boom has increased assessed property values and created jobs, raising the tax base. Local real estate prices remain modest, providing a lower barrier to entry. By purchasing redeemable tax deeds, investors may earn high returns with relatively low risk. Successful bidders are paid back the sale price plus a statutory premium if the owner redeems within the redemption period. If the property is not redeemed, the investor acquires the real estate at a fraction of market value.

Auction Process for Nolan County Tax Sales

Tax sales in Nolan County follow a structured process to ensure fairness and transparency.

How the Auction Works

1. Notice of Sale: Upcoming auctions are advertised at the county courthouse, in the Sweetwater Reporter newspaper, and on the appraisal district’s website. Lists of available properties and minimum bids can be reviewed ahead of time.
   
2. Registration: Participants must register annually with the Nolan County Appraisal District (CAD). Registration forms are available on the CAD website and must be submitted before the sale or in person no later than one hour before the auction starts.
   
3. Starting Bid: The minimum bid equals the total amount of delinquent taxes, penalties, interest, attorney fees and court costs. City liens and deed recording fees may also be included.
   
4. Bidding: Auctions are conducted orally. Bidders call out their offers, and the property goes to the highest bidder. Bidders may compete for multiple properties.
   
5. Payment: Full payment is due immediately after the sale. Accepted forms include cashier’s check, money order, or cash; personal checks and cards are not accepted.
   
6. Issuance of Deed: After payment, buyers receive receipts for taxes paid and additional funds owed. A constable’s or sheriff’s deed is issued and recorded within four to six weeks.
   

Because Texas uses a redeemable tax deed system, the buyer does not receive immediate, free-and-clear ownership. The property can be redeemed by the original owner during the redemption period by paying back taxes plus a premium. If the owner redeems, the investor receives a substantial return. If not, the investor becomes the new owner when the redemption period ends.

Maximum Potential Returns and Expected Returns on Nolan County Tax Deeds

Returns on redeemable tax deeds in Texas are generous compared to other states. If a property is redeemed within the first year, the investor receives the amount paid plus a 25 % premium; if redemption occurs in the second year on qualifying homestead or agricultural property, the premium increases to 50 %. For properties with a 180‑day redemption period, the rate remains 25 %. These premiums are not prorated by the day—investors earn the full premium regardless of when the owner redeems within the allowed window. If the owner does not redeem, investors acquire the property outright, often at a price below market value. However, investors should budget for additional costs such as quiet title actions, property maintenance and taxes owed for subsequent years.

Open to All Investors and Foreign Participation

Texas does not restrict who may participate in tax deed auctions. Residents and non-residents, including international investors, can bid on properties as long as they meet the registration requirements. The county does not require bidders to have local addresses or citizenship. International investors should prepare to wire funds quickly and arrange for someone to attend the auction in person, as online bidding is not offered in Nolan County. Because tax deeds are recorded in the public land registry, foreign investors receive the same legal rights and obligations as domestic buyers. All investors should consult legal professionals about taxes, currency exchange and cross-border property ownership.

Importance of Due Diligence in Nolan County Tax Deed Investing

What Due Diligence Entails

Before bidding on a property, investors should thoroughly research. This includes reviewing property details on the CAD website, inspecting the site when possible, and confirming whether the property is occupied or subject to other liens. Investors should also estimate repair costs and verify zoning restrictions. A title search is essential to discover mortgages, judgments or other encumbrances that might survive the sale. Because properties are sold “as is,” the county assumes no responsibility for condition or title.

Risks of Skipping Due Diligence

Failing to perform due diligence can lead to unexpected costs and disputes. Buyers may discover that structures are unsafe or uninhabitable. Properties could be located in flood zones, have environmental issues, or be subject to homeowner association rules. Unpaid municipal liens or IRS liens may not be wiped out by the tax sale, requiring additional payments. Investors who neglect to verify occupancy might face tenant eviction proceedings. By thoroughly researching, investors avoid buying properties that do not align with their goals.

Why Nolan County is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Nolan County’s economy is strengthened by renewable energy, agriculture and oil. The wind industry alone has generated hundreds of jobs and increased the county’s tax base from about five hundred million dollars in 1999 to more than two billion dollars in 2008. A diversified economy reduces the risk of severe downturns, keeping demand for property relatively stable. Texas does not have a state income tax, and local property taxes fund schools and infrastructure. Investors benefit from stable legal protections and a clear redemption framework.

Real Estate Market Overview

Property values in Nolan County remain affordable, with ample rural land and small-town housing. Agricultural acreage includes cotton, wheat, and hay fields totaling over one hundred thousand acres. The county also hosts more than one thousand wind turbines and hundreds of oil wells, which contribute to assessed property values and local jobs. Housing demand is steady, and rental markets are supported by workers in energy and agriculture. Investors seeking long-term rentals or property flips may find hidden gems among tax deed offerings.

Conclusion

Nolan County’s redeemable tax deed auctions offer a valuable opportunity for investors. The county holds auctions on the first Tuesday of each month and requires bidders to register. Winning bidders must pay immediately and are responsible for all due diligence. Properties carry redemption periods—180 days for most and two years for homesteads or agricultural parcels—during which the original owner can reclaim the property by paying the taxes plus a premium. If the owner redeems, investors earn a 25 % to 50 % return. If not, they obtain the property at a low cost. With a diversified economy, modest property prices and a straightforward process, Nolan County is an appealing location for both new and experienced investors. Always consult professionals and conduct thorough research before bidding, and be prepared to manage the property if redemption does not occur.

Pro Tips

• Register early: Complete the CAD registration form well before the auction date to avoid last‑minute issues.
  
• Bring proper payment: Cash, cashier’s checks or money orders are accepted; no personal checks or cards.
  
• Review posting updates: Monitor the CAD website and Sweetwater Reporter newspaper for updated sale listings and withdrawn properties.
  
• Inspect properties: Whenever possible, drive by the property to evaluate condition and neighborhood quality.
  
• Plan for redemption: Budget for the possibility that the owner will redeem. Consider investing in multiple properties to spread risk.
  

Frequently Asked Questions about Nolan County Tax Deeds

What happens if a property does not meet the minimum bid? If no one offers the minimum bid, the property is “struck off” to the taxing jurisdiction. The county may later sell struck‑off properties in another sale or offer them over the counter.

How soon do I receive the deed? Winning bidders get receipts immediately. A constable’s or sheriff’s deed is prepared and recorded within four to six weeks.

Do tax deeds clear all liens? Some liens may survive the tax sale. Investors should check for federal tax liens, municipal liens or homeowner association dues. If a lien survives, the investor must settle it.

Can I finance a tax deed purchase? The county requires full payment at the auction, so traditional financing is not practical. Investors usually use cash or cashier’s checks. After acquisition, investors may refinance through a bank.How do I obtain a quiet title? After the redemption period ends and if the property is not redeemed, investors should file a quiet title action in court to establish clear ownership. This process can take several months and costs legal fees but is essential for resale or financing.

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

5–10deals/mo

2009TLS founded