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

Introduction

Refugio County sits along the Texas Coastal Bend where ranching, farming and oil wells dot the landscape. Many investors are surprised to learn that this small county conducts public auctions of tax‑foreclosed real estate. Tax sales offer a way for the county to collect delinquent property taxes, and they can provide investors with an opportunity to acquire property or a redeemable deed at competitive prices. This article explains how tax sales work in Refugio County, Texas and why the region may appeal to tax deed investors.

What Is a Tax Lien/Deed Sale in Refugio County?

Texas uses a redeemable tax deed system. When property taxes remain unpaid, the county files suit and obtains a judgment for the taxes, penalties and costs. The property is then sold at public auction. The winning bidder receives a deed from the sheriff (or constable) that conveys title subject to the former owner’s right of redemption. Redemption allows the former owner to reclaim the property by paying the investor the amount bid plus a premium. Homesteads and agricultural land may be redeemed for two years, while most other properties can be redeemed for six months. Investors should therefore view tax deeds in Texas as short‑term loans secured by real estate rather than immediate absolute ownership.

Important Details

Fun Facts About Refugio County

• History of settlement – Spanish friars established a mission near present‑day Refugio in 1793. The mission relocated to its current site two years later and the original mission bell is a highlight of the county museum The town grew after Irish empresarios brought roughly 200 families to settle the area in 1828.
  
• Oil boom – Three giant oil fields – Tom O’Connor, Greta and Lake Pasture – produced more than 1.2 billion barrels of crude oil between 1928 and 1995. At one point, Refugio had about 800 residents and 80 of them were millionaires thanks to oil.
  
• Wildlife diversity – The Fennessey Ranch near Bayside hosts more than 400 species of birds and numerous plant communities and reptiles.
  
• Historic homes and sports – Many Victorian houses built with cattle profits and expanded with oil wealth remain in Refugio County. Baseball Hall‑of‑Famer Nolan Ryan was born in Refugio, and memorabilia celebrating his career is displayed in the county museum.
  

Attractions & Economic Highlights

• Attractions – Visitors can explore the Refugio County Museum in Heritage Park, where exhibits trace local history from Spanish mission days to the oil boom and feature bronze sculptures by Frederic Remington. Nearby points of interest include Aransas National Wildlife Refuge, Fennessey Ranch and Mount Calvary Cemetery. The Linney‑Huson house (built in 1876) sits behind the museum and demonstrates Greek Revival architecture.
  
• Transportation – Refugio is served by U.S. Highway 77 (future Interstate 69) that links the county to Corpus Christi, Houston and the Rio Grande Valley. Rail service and coastal access at Austwell‑Tivoli provide shipping routes for agricultural and industrial goods.
  
• Economy – According to Data USA, Refugio County’s leading employment sectors include educational services, mining/oil & gas extraction and retail trade. Median household income is about $58,000 and median property value is $94,400. Farming and ranching remain important; primary crops include grain sorghum, corn and cotton, and oil and gas wells are common in fields around the town of Woodsboro.
  
• Community – Residents enjoy a close‑knit rural lifestyle with outdoor activities such as birding, fishing, kayaking and hunting. Local parks like Heritage Park host community events, and small towns such as Woodsboro and Austwell‑Tivoli still display classic town squares and coastal scenery.
  

Why Refugio County Is Ideal for Tax Deed Investors

Refugio County’s small population, modest property values and mixture of rural and oil‑related industries create opportunities for investors seeking tax deeds with manageable costs. Because median home values are low, minimum bids at tax auctions often reflect unpaid taxes rather than high market prices. Redeemable tax deeds offer high returns through statutory redemption premiums of 25–50 percent, and investors may acquire properties at a low risk due to strong redemption incentives and secure state law. In addition, the county’s strategic location near Corpus Christi and major highways supports long‑term economic stability.

Auction Process for Tax Deed Sales in Refugio County

Public auctions of tax‑foreclosed property in Refugio County follow procedures set by Texas law. The county commissioners court may authorize online sales, but most auctions are still conducted in person at the county courthouse.

How the Auction Works

1. Notice and Schedule – The officer charged with selling the property publishes a notice that lists the time, date and location of the sale. Texas law requires tax sales to be held on the first Tuesday of each month between 10 a.m. and 4 p.m..
   
2. Registration – Bidders must register with the county tax assessor‑collector before the sale. The assessor may require your name, address, proof of identification and written authority if bidding on behalf of another party. You must also sign a statement certifying that you owe no delinquent property taxes in Refugio County. After completing registration, the assessor issues a written bidder card that must be presented at the sale.
   
3. Opening bid – The auctioneer reads a description of each property and states the minimum opening bid, which generally equals the total judgment for taxes, penalties, interest and court costs. Only bids at or above this amount are accepted.
   
4. Bidding – Bidding is oral. The property is sold to the highest bidder who meets or exceeds the opening bid. Some counties require bidders to place a deposit or show proof of funds before bidding.
   
5. Payment – Successful bidders must pay the full purchase price immediately after the auction with cash or a cashier’s check payable to the sheriff’s department. Failure to pay can result in liability for twenty percent of the property’s value and costs.
   
6. Sheriff’s deed – The purchaser receives a sheriff’s deed without warranty. Title insurance is usually unavailable until the redemption period expires, so investors often file a quiet title lawsuit after redemption to clear any clouds on title.
   

Redemption – The former owner or lienholder can redeem homestead and agricultural property within two years and other properties within six months. To redeem, the owner must pay the purchase price plus the 25 % or 50 % premium and any allowable costs. If redemption occurs, the investor receives the principal plus interest/premium but not ownership.

Maximum Potential Returns and Expected Returns on Refugio County Tax Deeds

Investors in Texas tax deeds can earn returns that far exceed those available from traditional fixed‑income products. Because the former owner must pay 25 % of the purchase price in the first year or 50 % in the second year to redeem, the effective annual return can be substantial. For example, if an investor pays $10,000 for a redeemable deed and the owner redeems the property after nine months, the investor receives $12,500, an annualized return of roughly 33 %. Should the owner redeem after 18 months, the investor receives $15,000 (50 % premium), yielding an annualized return of around 33 % as well. Returns can vary depending on the redemption timing and competition at the auction, but the state‑mandated premiums provide a predictable yield structure.

Open to All Investors

Texas tax deed sales are open to domestic and foreign investors. There is no residency requirement. Any individual or company may register as a bidder by providing the necessary identification and the statement of no delinquent taxes. The ability to participate remotely has expanded as many counties adopt online bidding platforms. International investors should be aware of currency conversion and U.S. tax implications. Because the auction is a public process with defined rules, it offers a transparent environment for both local and global participants.

Importance of Due Diligence in Refugio County Tax Deed Investing

Investors should always research each property before bidding. Remember that tax deeds are sold as‑is without warranty. Conducting thorough due diligence reduces the risk of purchasing unusable or encumbered property.

What Due Diligence Entails

• Property inspection – Visit the property or view it via satellite imagery. Verify location, access, condition and occupancy. Check for environmental issues and confirm whether improvements exist.
  
• Title search – Examine county records for liens, easements or judgments that may survive the tax sale. Mortgage liens are typically wiped out, but IRS liens and municipal code violations may remain.
  
• Market analysis – Compare recent sales of similar properties to estimate market value. Determine potential resale or rental demand in the area. Remember that median home values in Refugio County are modest, so resale prices may be lower than in metropolitan counties.
  

Risks of Skipping Due Diligence

Failing to research a property can lead to unpleasant surprises. You might acquire landlocked property with no road access, structures with severe damage or parcels subject to environmental cleanup. Some buyers have discovered houses demolished before the tax sale or properties with ongoing code violations. Others purchased mineral‑rights‑only interests that cannot be developed. Thorough investigation helps avoid these pitfalls and allows investors to make informed bids.

Why Refugio County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Refugio County’s economy blends agriculture, ranching and oil. The region produced enormous wealth during the oil boom, and while production has declined, energy companies still operate wells in the area. Farming and cattle ranching continue to thrive, and the county’s location along U.S. Highway 77 provides easy access to Corpus Christi and other Gulf Coast cities. These factors support stable property values and a steady population base.

Real Estate Market Overview

Home prices in Refugio County are relatively low, with a median property value around $94,400. Housing demand comes from local residents employed in education, oil and gas, retail and government services. New development remains limited, which helps preserve small‑town character. Investors should focus on properties with clear access and potential for rental or resale, and consider the cost of clearing title after the redemption period.

Conclusion

Refugio County, Texas offers investors a chance to acquire redeemable tax deeds in a market with modest home prices and high redemption premiums. Tax auctions are generally held on the first Tuesday of each month, and participants must register with the county tax assessor‑collector and certify that they have no delinquent taxes. The bidding process is straightforward: the property is sold to the highest bidder at or above the judgment amount, payment is due immediately, and the purchaser receives a sheriff’s deed without warranty. Former owners can redeem homestead and agricultural property within two years and other property within six months, paying a 25–50 percent premium. When due diligence is performed carefully, investing in Refugio County tax deeds can provide attractive returns and help investors diversify their portfolios.

Pro Tips

• Register early – Contact the Refugio County tax assessor‑collector’s office at 808 Commerce Street, Room 109 in Refugio or call 361‑526‑2023 to obtain your bidder registration card. An email contact for tax sale information is [email protected].
  
• Bring funds – Have cash or certified funds available on sale day; personal checks and credit cards are not accepted.
  
• Inspect properties – Visit properties before bidding. Rural parcels may lack utilities or legal access.
  
• Plan for redemption – Treat each purchase as a short‑term investment. Record your purchase price and track redemption deadlines to ensure you receive the correct premium.
  
• Consider resale strategies – If property is not redeemed, prepare to secure a clear title, budget for legal fees and decide whether to hold, rent or resell.
  

Frequently Asked Questions

1. Do I need to be a Texas resident to bid? No. Texas law does not restrict tax deed sales to residents. Both domestic and international investors may bid, provided they register and certify they owe no delinquent taxes.
   
2. What happens if I fail to pay after winning a bid? Failure to pay the full bid amount by the stated deadline can result in liability equal to 20 percent of the property’s value and additional costs. The county may also bar you from future auctions.
   
3. Can I obtain title insurance after purchasing a tax deed? Title insurance companies typically require that the redemption period expire and that the purchaser file a quiet title action or suit to remove any clouds on title. Until then, the sheriff’s deed conveys only the county’s interest without warranty.
   
4. Are there additional liens on the property? Tax sales generally extinguish mortgages and property tax liens. However, some liens, such as IRS tax liens or municipal code enforcement liens, may survive. A title search is essential before bidding.
   

What if the property is occupied? Occupants may remain during the redemption period. If the property is not redeemed, you must follow Texas eviction laws to remove occupants. It is wise to consult an attorney before initiating eviction proceedings.

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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Refugio County tax‑sale properties are available in our Auction Calendar. Use our free resources to build your foundation. And when you want to move beyond research and into action, just book a call for practical guidance.

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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