Reeves County, Texas Redeemable Tax Deed Guide

Introduction

Reeves County sits in the arid Trans‑Pecos region of far‑West Texas. The county seat is Pecos, and the county straddles Interstate 20 with the Pecos River forming part of its northeastern boundary. Though the area is rural, its mix of natural resources and history make it an intriguing place to live and invest. This article explains how Reeves County conducts its tax deed sales and why its redeemable deeds are attractive. You’ll learn how the auctions work, what investors should expect, and where to find official information.

Brief Overview of Reeves County’s Tax Deed Investing

Texas is a redeemable tax deed state. When owners fail to pay property taxes, the county sells a deed conveying title subject to a statutory redemption period. Buyers acquire the deed at auction and may later obtain full title if the owner does not redeem. Reeves County sells redeemable tax deeds rather than tax lien certificates. Under Texas Tax Code § 34.01, tax sales occur on the first Tuesday of the month between 10 a.m. and 4 p.m.. Successful bidders must pay the full purchase price at the sale, and the property owner has a limited period to redeem by reimbursing the purchase price plus a statutory premium. Details of the sale procedure are explained below.

Important Details

Fun Facts About Reeves County

• Population: World Population Review estimates that the county’s population has fallen from around 13,830 in 2010 to about 11,926 in recent years. The county seat, Pecos, is a small town of roughly 8,900 people. Reeves County is named for George R. Reeves, a Civil War colonel and Texas legislator.
  
• Geography: The county covers 2,626 sq mi of desert and mountains. Interstate 20 crosses the county from east to west, and the Pecos River forms much of its northeast border.
  
• Natural resources: Reeves County’s soils and geology contain gypsum, limestone, salt, oil, gas and volcanic ash, making oil and gas exploration a primary industry.
  
• Early history: San Solomon Springs near Toyahvale has provided water for centuries. Native peoples irrigated crops there. The Texas & Pacific Railway reached Pecos in 1881 and led to the town’s incorporation.
  

Attractions & Economic Highlights

Attractions: Reeves County boasts the Balmorhea State Park, where San Solomon Springs feed one of the world’s largest spring‑fed swimming pools. The pool covers 1.3 acres and holds 3.5 million gallons of clear water; San Solomon Springs discharge 15 million gallons per day into the pool. The West of the Pecos Museum occupies a red sandstone saloon built in 1896 and the Orient Hotel built in 1904, showcasing more than fifty rooms of exhibits about frontier life. The West of the Pecos Rodeo, held annually since 1883, is recognized as the world’s first rodeo and is now one of the Professional Rodeo Cowboys Association’s top 40 money rodeos.

Transportation: Interstate 20 provides the main east–west route across the county, connecting Pecos with Midland and Odessa. U.S. Highways 285 and 385 intersect the area, and Pecos Municipal Airport (PEQ) lies about 2 miles southwest of Pecos for general aviation. The county is also served by rail lines of the Union Pacific Railroad.

Economy: The economy revolves around oil and natural gas extraction, agriculture and cattle ranching. The county’s natural resources include oil, gas, gypsum, limestone and other minerals. Median household income is about $61,543, but roughly 16 % of residents live in poverty and the unemployment rate exceeds state averages.

Community: Residents enjoy outdoor recreation at Red Bluff Reservoir and Balmorhea Lake, fishing in the Pecos River and exploring the Davis Mountains. Events like the West of the Pecos Rodeo and the Reeves County Fall Fair celebrate local culture.

Why Reeves County Is Ideal for Tax Deed Investors

Reeves County’s redeemable tax deed auctions offer high returns with relatively low risk. The statutory premium ensures a minimum 25 % return on non‑homestead properties and up to 50 % if redemption occurs during the second year for homesteads. The county’s location along Interstate 20 and its growing energy industry create long‑term demand for housing and commercial properties. Investors can acquire deeds to vacant lots, mineral‑rich parcels and residential homes at modest prices. Because many properties are unimproved, there is potential for future appreciation once oil‑field activity expands or infrastructure improves.

Auction Process for Tax Deed Sales

The Reeves County tax sale follows Texas law. Bidders must arrive at the north door of the Reeves County Courthouse in Pecos before 10 a.m. on the first Tuesday of the month. All auctions are live and in person. Prospective buyers should register with the tax assessor‑collector in advance and obtain a bidder authorization; Tarrant County’s guidelines illustrate that counties may require a written authorization and bidder registration form

How the Auction Works

1. Pre‑Registration: Contact the Reeves County tax office (phone (432) 287‑0223) several weeks before the sale to request a bidder authorization. This document verifies that you are not delinquent on your own property taxes and may bid.
   
2. Check for updates: The county publishes a list of properties to be sold. It’s your responsibility to research each parcel—visit the courthouse or appraisal district to review title records and outstanding liens.
   
3. Arrive early: On auction day, arrive by 9:30 a.m. to present your bidder authorization and government‑issued ID. Auctions start at 10 a.m. Central Time.
   
4. Bidding: The sheriff or constable will read each property’s legal description. Opening bids generally equal the amount of taxes, penalties and costs owed. Investors place premium (bid‑up) bids; the highest bidder wins the deed.
   
5. Payment: Successful bidders must immediately pay the full purchase price in cash or via cashier’s check. Texas counties will not accept personal checks or credit cards. Payment must be made by 4 p.m. or the bid will be void.
   
6. Deed issuance: After payment, the constable issues a sheriff’s deed conveying title subject to redemption. The deed is recorded in the county clerk’s office.
   

The sale is strictly buyer‑beware. Tarrant County warns that all sales are as‑is and buyer must research title and physical condition Reeves County likely follows similar rules.

Maximum Potential Returns and Expected Returns

Texas law provides generous returns for redeemable tax deeds. If a property owner redeems within six months, the investor receives the purchase price plus a 25 % premium. This premium is not prorated, so even a redemption after one month yields the full 25 % return. Homestead or agricultural properties have a two‑year redemption period; redemptions during the first year also pay 25 %, and redemptions during the second year pay 50 %. Because many parcels in Reeves County are vacant or non‑homestead, investors often collect the 25 % premium after a short period. If the owner does not redeem, the investor obtains clear title (after a quiet title suit) and may choose to keep, rent or sell the property.

Open to All Investors / Foreign Investor Participation

Reeves County’s tax sales are open to all qualified bidders, including out‑of‑state and international investors. The only legal requirement is that bidders not owe delinquent taxes in any Texas county and that they register with the tax assessor‑collecto. Investors should understand the county’s rules: full payment in certified funds is due on the day of the sale, and the buyer is responsible for researching encumbrances. Many foreign investors are attracted to Texas because there is no state income tax and property taxes fund local government. Reeves County’s rural parcels, mineral rights and potential for energy development provide global investment opportunities.

Importance of Due Diligence in Reeves County Tax Deed Investing

What Due Diligence Entails

Performing due diligence is critical to avoid unpleasant surprises. Investors should:

• Inspect the property: Visit the parcel if possible. Check for access, utilities, structures and environmental hazards. Many parcels are vacant desert land; others may have abandoned structures or occupied homes.
  
• Research title: Search the county clerk’s records for mortgages, liens, and judgments. The tax deed only extinguishes tax liens; other encumbrances remain.
  
• Estimate value: Compare assessed values and market sales. Rural land may have little resale value, while lots near Pecos or along major highways may command higher prices.
  
• Confirm redemption period: Determine whether the property is homestead or agricultural, as this affects the redemption period and premium.
  

Risks of Skipping Due Diligence

Skipping due diligence can expose investors to substantial risks. You could purchase a property encumbered by liens or restrictive covenants, or one that is landlocked and inaccessible. Structures might be condemned or require costly repairs. If the owner redeems quickly, you will receive the statutory premium but must wait for payment. Without research, an investor may overbid, eroding the high returns that Texas redeemable deeds typically provide.

Why Reeves County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Reeves County is situated along a major energy corridor, and its economy is dominated by oil and gas extraction. The presence of natural resources and ongoing drilling projects fuels demand for housing and industrial sites. There is no state income tax in Texas, and property tax rates are set locally, making the state attractive to investors seeking high returns with low carrying costs. The county’s position on Interstate 20 provides easy access to markets in Midland–Odessa and El Paso. Investors may benefit from long‑term appreciation as energy markets fluctuate.

Real Estate Market Overview

Reeves County’s real estate market is characterized by low population density and large tracts of undeveloped land. Many tax‑sale properties are vacant lots or mineral‑rights parcels. The median home value in Pecos is lower than state averages, but rental demand is driven by oil‑field workers. When the energy sector surges, housing shortages create opportunities for investors to develop or resell properties at a profit. Vacant land near highways or water sources can also appreciate as infrastructure improves.

Conclusion

Reeves County, Texas offers a compelling opportunity for tax deed investors. The county conducts live, in‑person auctions on the first Tuesday of every month, with registration and bidder authorization handled by the tax assessor‑collector. Investors must pay the full purchase price at the auction and will receive a minimum 25 % premium if the property is redeemed within six months. The redemption period extends up to two years for homestead properties, with a 50 % premium for second‑year redemptions. Reeves County’s mix of natural resources, low property values and strategic location along Interstate 20 makes it attractive for domestic and international investors. Remember that due diligence is essential—research title, inspect the property and understand local rules before bidding. With careful planning, Reeves County redeemable deeds can yield high returns and long‑term investment potential.

Pro Tips

• Register early: Contact the tax assessor‑collector’s office weeks before the auction to obtain your bidder authorization and clarify payment instructions.
  
• Bring certified funds: Prepare cashier’s checks in various denominations. Counties require immediate payment in cash or certified funds—no personal checks or credit cards.
  
• Research mineral rights: Many Reeves County parcels include mineral interests. Verify whether the deed conveys surface rights only or includes oil and gas rights.
  
• Inspect remote parcels: Some tax‑sale parcels are remote and lack road access. Use satellite maps and local contacts to evaluate terrain and access.
  
• Budget for legal fees: If you acquire a property and the former owner does not redeem, you may need a quiet‑title action to obtain marketable title. Factor legal costs into your investment calculations.
  

FAQs

1. Do I need to attend the auction in person? Yes. Texas tax deed auctions are live, and Reeves County requires bidders to be present at the courthouse. Online bidding is not offered.
   
2. What happens if the owner redeems the property? The owner may redeem within six months (or two years for homesteads) by paying the purchase price plus the statutory premium. You will receive your investment plus the premium from the sheriff’s office; however, you cannot take possession during the redemption period.
   
3. Are there other liens on tax‑sale properties? The tax deed conveys title subject to existing liens. Tax liens are extinguished, but mortgages, judgments or HOA liens may remain. Perform a thorough title search before bidding.
   
4. Can I finance my purchase? No. Payment must be made immediately in cash or cashier’s check. Some investors obtain short‑term hard money loans beforehand, but the county will not finance the sale.
   

How do I quiet title after the redemption period? After the redemption period expires and if the owner does not redeem, file a quiet title action in district court. This legal process clears any remaining claims and allows you to obtain title insurance, enabling resale or development.

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?

Reeves County auction listings are live on our Auction Calendar. Explore them while leveraging our free resources to prepare your approach. If you’d rather get help with next steps or deal assessment, feel free to book a call.

Sign up or log in to view the full content.

Free help available

Get a Tax Deed in the next 30 days

Need a hand on your first deal at up to 90% off? Book a free call and we’ll guide you step by step.

Auction
Calendar Book a free
call Free
resources

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