Reagan County, Texas Redeemable Tax Deed Sales: Your Guide to Auction Dates, Rules and Opportunities

Introduction of Reagan County and this guide

Reagan County is a small West Texas county whose seat is the city of Big Lake. The county has a friendly rural feel and is known for ranching and its early oil discoveries. This guide explains how the county handles delinquent tax sales and what investors should know about redeemable tax deeds. It answers common questions about when auctions occur, how to register, and how to find sale lists. It also shares some history and highlights that make this part of Texas unique.

Overview of Reagan County tax deed investing

Texas does not sell tax lien certificates; it sells redeemable tax deeds. When property taxes go unpaid and the county obtains a judgment, the sheriff or constable auctions the real estate to recover the debt. State law requires the auction to occur on the first Tuesday of each month between 10 a.m. and 4 p.m.. Reagan County typically holds its auctions in the vestibule inside the south doors of the courthouse. The highest bidder pays cash or a cashier’s check and receives a sheriff’s deed. The former owner has a limited time to redeem the property by paying the purchase price, taxes, fees and a redemption premium of 25 percent in the first year or 50 percent in the second year. Because of this redemption right, the deeds are often called redeemable tax deeds.

Important details

Item	Reagan County tax deed specifics
Tax sale type	Texas uses redeemable tax deeds; no tax lien certificates
Typical sale date	First Tuesday each month; sale must occur between 10 a.m. and 4 p.m. under state law
Typical sale time	Reagan County trustee sales often start around 1 p.m., but auctions may start any time between 10 a.m. and 4 p.m.
Redemption period	6 months for non‑homestead or non‑agricultural property; 2 years for homestead or agricultural property
Interest / premium	Former owner must pay 25 % of purchase total if redeemed in year 1 or 50 % in year 2
Bid procedure	Open outcry auction. Bidding starts at the lesser of the judgment amount or market value. Highest bidder wins and pays cash or certified funds.
Deposit	No advance deposit for in‑person sales; full payment due immediately after winning (usually cash or cashier’s check).
Registration	Registration takes place on‑site before the auction; bidders must show government ID and may be asked to produce a statement from the tax assessor showing no delinquent taxes.
Where auctions are held	Vestibule inside the south doors of the Reagan County Courthouse, 300 N Plaza Ave, Big Lake.
Contact	Cynthia Aguilar, Tax Assessor‑Collector; phone (325) 884‑2131, email [email protected].
Updates	Sale notices posted at the courthouse, published in the local newspaper and on the county or MVBA websites. Check the county clerk’s notice board or contact the tax assessor.

Fun facts about Reagan County

• Small population: The county had about 3,139 residents in 2024. It is one of Texas’s least populated counties, giving it a close‑knit feel.
  
• Oil history: The famous Santa Rita No. 1 oil well near Big Lake struck oil on May 28 1923, proving the Permian Basin’s potential. The discovery funded the University of Texas and shifted the county seat from Stiles to Big Lake.
  
• County seat: Big Lake began as a ranching community but grew after the Kansas City, Mexico & Orient Railway arrived in 1912 and the Santa Rita discovery well brought oil industry jobs.
  
• Climate: Big Lake has a hot semiarid climate with long summers and short, mild winters. Low humidity and elevation mean evenings cool quickly.
  
• Santa Rita monument: A replica of the Santa Rita well stands at North Reagan County Park, honoring the “birthplace of the Permian Basin”.
  

Attractions & economic highlights

Reagan County offers more than tax deeds. Outdoor lovers can picnic at Reagan County Park or visit the Hickman Museum in Big Lake. The Santa Rita Monument at the park commemorates the area’s oil heritage. U.S. Highway 67 and State Highway 137 connect the county to San Angelo and Midland, while Midland International Air & Space Port is about 70 miles away. The local economy centers on oil and natural gas production, ranching and services that support drilling and pipelines. The small population enjoys a quiet lifestyle with community events like the Santa Rita cook‑off and high school sports.

Why Reagan County is ideal for tax deed investors

Reagan County’s redeemable tax deeds combine high returns with relatively low risk compared with many investments. Winning bidders earn a 25 % premium if the owner redeems within six months and 50 % if redemption occurs in the second year. Because Texas is a redeemable deed state, investors get a deed that can eventually lead to ownership. The county’s small size means auctions are less competitive, and properties often involve acreage or oil‑rich parcels. Housing values have been rising; the median property value was about $163,700 in 2023, creating opportunities for resale profits.

Auction process for tax deed sales

State law governs how Texas tax sales work. Auctions are scheduled on the first Tuesday of the month between 10 a.m. and 4 p.m.; if the first Tuesday falls on January 1 or July 4, the sale occurs on Wednesday. Reagan County typically starts around 1 p.m. inside the courthouse vestibule. Bidders must arrive early to register, show identification and, in some cases, present a statement from the tax assessor that they owe no delinquent taxes. The sheriff or constable reads each property’s legal description and minimum bid, which equals the judgment amount (taxes, penalties, interest and costs) or the appraised value, whichever is lower. Bidders call out offers until the highest bid is reached. Payment is due immediately by cash, cashier’s check or money order.

How the auction works

1. Notice: At least 20 days before the sale, the officer posts notices at the courthouse and in the local newspaper.
   
2. Registration: On the sale day, bidders sign in and may have to certify they do not owe delinquent taxes.
   
3. Call for bids: The officer calls each property. Bidding starts at the minimum amount; investors bid openly until no higher offers are made.
   
4. Payment: The winning bidder pays the full amount immediately. There is no financing and no refunds if the owner redeems.
   

Deed and redemption: The bidder receives a sheriff’s deed within a few weeks. The former owner may redeem the property within the statutory period by paying the purchase price plus the 25 % or 50 % premium. Until the redemption period ends, the investor holds the deed but must wait to improve or sell the property. If the owner redeems, the investor receives the purchase price plus the premium.

Maximum potential returns and expected returns

The redeemable deed system offers fixed returns rather than interest rates. If the former owner redeems within six months, the investor earns 25 percent of the total paid. If redemption occurs in the second year (applicable only to homestead or agricultural property), the premium increases to 50 percent. For non‑homestead properties, the redemption period is only six months, so investors know within half a year whether they will collect the premium or keep the property. Returns can therefore range from 25 % to full ownership of the property. Many investors calculate expected yields by dividing the premium by the holding period. A 25 % premium earned over six months equates to an annualized yield around 50 %. However, if the owner does not redeem, the investor’s return depends on the resale price of the property, which can vary based on market conditions.

Open to all investors / foreign investor participation

Texas tax sales are open to both U.S. and international investors. There is no residency requirement to bid at a Reagan County auction. All bidders must appear in person (unless the county authorizes online bidding) and register with valid identification. Foreign investors should plan to be present in Big Lake on the sale day or appoint a representative. Because the county uses redeemable deeds rather than liens, investors acquire a deed subject to redemption. Investors from outside the United States should consult local counsel to understand U.S. tax obligations and to open a U.S. bank account for cashier’s checks.

Due diligence for Reagan County tax deed investing

What due diligence entails

Successful investors study each property before bidding. Due diligence involves:

• Researching the property: Verify the parcel location, acreage and zoning using the county appraisal district. Visit the property if possible to inspect its condition.
  
• Checking title and liens: Order a title search to identify liens for mortgages, taxes, code enforcement or homeowner associations. Tax sales do not wipe out certain federal liens.
  
• Estimating value: Compare recent sales and assess market demand to estimate resale value. Review the county’s appraised value and consider local economic conditions.
  
• Calculating repair costs: Many tax properties are abandoned and need repairs. Budget for clean‑up, back utilities and legal fees.
  
• Confirming redemption status: Understand whether the property is a homestead or agricultural tract, as this affects the redemption period.
  

Risks of skipping due diligence

Failing to perform due diligence can lead to costly surprises. Investors might win a property that lacks access, is contaminated or carries unextinguished liens. During the redemption period the investor cannot occupy or improve the property. If the owner redeems, the investor loses possession and receives only the premium; this is why some investors prefer to target non‑homestead properties with shorter redemption periods. Because payment is due immediately and all sales are final, any mistake becomes the investor’s loss. Thorough research reduces these risks and helps investors bid confidently.

Buying over‑the‑counter liens/deeds

When properties do not sell at auction, they are “struck off” to the county. Reagan County, like many Texas counties, may later sell these properties at a resale. Investors can contact the tax assessor or the county’s contracted law firm to inquire about over‑the‑counter (OTC) deeds. The process is similar to a private sale: the county sets a price (often the judgment amount), and the investor submits an offer with payment. OTC purchases avoid auction competition and often allow more time for due diligence.

How to purchase OTC deeds

Contact the Reagan County Tax Assessor‑Collector’s office or the law firm handling tax collections. Ask for a list of struck‑off or resale properties. Inspect the property and conduct title research. Submit a written bid or application along with cashier’s check payment for the stated amount. The commissioners court must approve the sale. Once approved, you receive a deed subject to the same redemption rules.

Benefits of OTC purchases

Buying OTC can be attractive because there is no bidding competition and the price is fixed. Investors can perform careful due diligence and prepare funding. Some counties offer installment plans. However, the redemption period and premium still apply, so investors should factor in holding time.

Why Reagan County is a top choice for tax deed investors

Economic and tax advantages

Reagan County sits atop the oil‑rich Permian Basin, which supports its tax base and drives demand for housing and land. Oil and gas production and related services provide jobs and income. The county’s tax rates are moderate, and the small population means less competition at auctions. Its strategic location along U.S. Highway 67 offers easy access to larger markets like Midland and San Angelo. Investors may find parcels near pipelines or mineral rights that hold long‑term value.

Real estate market overview

The county’s median property value around $163,700 in 2023 shows steady growth despite the small market. Housing demand relates closely to energy sector employment; when oil activity increases, rental and resale values often rise. Land parcels outside town are used for ranching or oil leases, offering potential lease income. Investors should monitor commodity prices and local developments to judge future demand.

Conclusion

Reagan County combines a quiet rural setting with a long oil heritage. Texas law requires tax sales to occur on the first Tuesday of each month between 10 a.m. and 4 p.m., and Reagan County typically holds its auctions inside the courthouse vestibule. Investors bid openly and must pay cash or certified funds. The redeemable deed system offers 25 % to 50 % returns if the owner redeems within the statutory period. Properties that do not sell may be available over the counter. With careful due diligence, investors can find opportunities in this oil‑rich county. Always contact the Reagan County Tax Assessor‑Collector for current sale lists, registration requirements and payment methods.

Pro tips

• Arrive early: Register well before the auction start time and bring identification and certified funds. On‑site registration closes when bidding begins.
  
• Obtain a delinquent‑tax clearance: Texas law may require bidders to produce a statement from the tax assessor certifying they do not owe delinquent taxes. Request this document ahead of time.
  
• Focus on non‑homestead parcels: These have a 180‑day redemption period, so your capital is not tied up for two years.
  
• Check oil and mineral rights: Many parcels in Reagan County include mineral interests. Research whether the deed conveys minerals or only surface rights.
  
• Watch for resales: Unsold properties may be offered later at fixed prices. Contact the tax assessor or MVBA for resale lists.
  

FAQs about Reagan County tax deed investing

1. What happens if the former owner still lives in the property?
The sheriff’s deed gives you ownership subject to redemption, but it does not automatically grant possession. After recording the deed, you may need a writ of possession to remove occupants. Consult an attorney before evicting residents.

2. Who is responsible for existing liens or code violations?
Tax sales do not wipe out certain federal liens, homeowner association assessments or municipal liens for demolition or mowing. Investors should perform a title search and check city records.

3. Can I finance the purchase price?
No. Texas tax sales require full payment at the time of sale using cash, cashier’s check or money order. Failure to pay immediately may forfeit the bid and could lead to penalties.

4. How do I quiet title after the redemption period ends?
Once the redemption period expires and the owner does not redeem, investors often file a quiet title suit to clear any remaining claims. This legal process can take several months and requires an attorney.5. Can I improve or rent the property during the redemption period?
Investors hold a deed but cannot be sure of ownership until the redemption period lapses. Improving or renting the property during this time carries risk. Many investors wait until the period ends before investing in repairs or leasing.

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?

Reagan County tax‑sale properties are available via our Auction Calendar. Use our free resources to help you move forward. And when you’re ready to discuss your path or clarify hurdles, don’t hesitate to book a call with our team.

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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