Roberts County, Texas Redeemable Tax Deed: How Local Tax Sales Work

Introduction of the county and about the article

Roberts County sits in the Texas Panhandle. Miami is the county seat and home to only a few hundred residents. Because the population is so low, every property counts toward the budget. When taxes are not paid, the county collects by selling a redeemable tax deed at public auction. This article explains how Roberts County conducts tax sales and why investors look toward this rural county for opportunities. It covers sale dates, procedures, redemption rules, and simple ways to start investing.

What is a brief overview of the county’s tax lien or deed investing?

Texas does not sell tax lien certificates. Instead, delinquent properties are sold through a redeemable tax deed system. At a tax deed sale the winning bidder receives a deed to the property, subject to the owner’s right of redemption. The redemption period is six months for most properties and two years if the property is a homestead or qualifies for agricultural use. The investor collects a redemption penalty of 25 percent in the first year, and 50 percent in the second year on properties with a two‑year redemption period. Because Texas uses deeds rather than liens, investors can acquire property if the owner does not redeem within the period.

Important Details

Item	Summary
Tax Sale Type	Texas sells redeemable tax deeds, not liens.
Typical Sale Date	Texas law requires tax sales on the first Tuesday of each month between 10 AM and 4 PM unless that day is January 1 or July 4.
Redemption Period	Six months for most properties; two years for homestead, agricultural, or mineral properties.
Interest/Penalty Rate	A 25 percent penalty is due if redeemed within the first year; 50 percent if redeemed in the second year for two‑year properties.
Bid Procedure	The sale is a bid‑up auction—the highest premium bid wins.
Deposit/Payment	Successful bidders must pay in full by certified funds immediately after the sale; many counties do not require a pre‑registration deposit, but policies may vary.

Fun Facts About Roberts County

• Small population: Data from recent profiles show around 785 residents and a homeownership rate exceeding 85 percent. Miami, the county seat, is one of the smallest county seats in Texas.
  
• Historic courthouse: The Roberts County Courthouse, built in 1913, sits at 301 East Commercial Street in Miami. It features Classical Revival architecture and overlooks the town from a grassy slope.
  
• Local museum: The Roberts County Museum occupies a restored 1888 railroad depot and displays prehistoric artifacts like mammoth bones.
  
• Economic snapshot: The county’s median household income is about $66,118 with a poverty rate under 7 percent.
  

Attractions & Economic Highlights

Roberts County may be small, but it offers a few pleasant attractions. Visitors can tour the Roberts County Museum at 120 East Commercial Street to view Native American artifacts and early ranching exhibits. The 1913 courthouse, designed by architect Elmer George Withers, is listed as a Recorded Texas Historic Landmark and is open to the public. Outdoor enthusiasts enjoy prairie landscapes and hunting. Transportation relies on U.S. Highway 60, which runs through Miami and connects to Amarillo. The economy focuses on ranching, oil, and natural gas, with limited agriculture due to the semi‑arid climate. Community life centers around school events, rodeos, and the annual Roberts County Fair.

Why This County is Ideal for Tax Lien or Deed Investors

Roberts County’s small population means fewer bidders and less competition at auctions. Redeemable deeds can generate high returns because state law guarantees a 25 percent penalty on redemption within six months. Investors may acquire property with low starting bids since the county seeks to recover only unpaid taxes and fees. Rural land values are rising in many parts of Texas, and properties in the Panhandle can offer good appreciation. For investors seeking high returns with controlled risk, Roberts County is worth exploring.

Auction Process for Tax Lien/Deed Sales

How the Auction Works

1. Notice and advertising: The county publishes a list of delinquent properties and the minimum bid (unpaid taxes plus costs) before each sale. Notices are posted in local newspapers and on the county’s website.
   
2. Registration: Texas law requires bidders to obtain a registration statement from the county tax assessor‑collector verifying they do not owe delinquent taxes in the county. This statement is valid for 90 days, so investors should request it well in advance. Some counties allow registration on sale day; however, early registration ensures eligibility.
   
3. Auction day: Auctions take place on the first Tuesday of each month at the Roberts County Courthouse located at 300 East Commercial Street in Miami. The auction starts at 10 AM Central Time and must conclude by 4 PM. The sheriff or constable calls each property in order.
   
4. Bidding: Bidders offer a premium above the minimum judgment, with the highest bid winning the deed. Texas uses the bid‑up format rather than bidding down the interest rate. Bidders should remain until all properties are auctioned in case resales occur.
   
5. Payment: Successful bidders must pay immediately after each property is struck off. Payment must be by cash or certified funds. In many counties, the buyer receives a tax deed from the sheriff after payment. Failure to pay results in forfeit and the property is re‑auctioned.
   
6. Redemption period: Once the deed is filed, the former owner has six months (or two years for homesteads/agricultural properties) to redeem the property. During redemption the buyer cannot take possession, but may inspect the property.
   

After redemption or expiration: If the owner redeems, the investor receives the purchase price plus the statutory penalty; if not, the investor becomes the owner free of tax liens but may need to clear the title.

Maximum Potential Returns and Expected Returns on Roberts County Tax Deed Certificates

Texas offers some of the highest statutory penalties among redeemable deed states. Investors can earn a 25 percent return on the purchase price when a property is redeemed within six months. On properties with a two‑year redemption, the penalty is 25 percent if redeemed in the first year and 50 percent if redeemed in the second year. These returns are not prorated, so even if a property is redeemed after one month, the buyer still receives the full penalty. However, there is no additional interest beyond the flat penalty. Returns depend on the number of redemptions; many owners redeem to avoid losing property, but a few do not, giving investors ownership. Realistic expectations should consider due diligence costs, title clearing, and holding expenses.

Open to All Investors / Foreign Investor Participation

Texas law does not restrict tax deed sales to residents. Any person or entity may participate as long as they have no delinquent taxes in the county. This openness attracts investors from across the United States and even overseas. Roberts County’s live auctions require bidders to be present or send a representative; the county does not currently offer online bidding. Foreign investors should plan travel accordingly and may need to hire a local agent. Participation requires obtaining the no‑delinquent‑tax statement from the assessor‑collector and providing valid identification. Investors should ensure funds are available to pay the purchase price immediately. Because Texas uses a redeemable deed system rather than liens, the investment suits those seeking property ownership or high penalty returns rather than interest payments.

What Due Diligence Entails

Outline the steps investors should take to perform due diligence

Due diligence is critical before bidding. Investors should:

• Review the tax sale list: Study property descriptions, legal descriptions, and minimum bids. Check for exemptions such as homestead or agricultural use that extend the redemption period to two years.
  
• Visit the property: If possible, drive by to assess the location, access, and condition. Take photos and note any visible issues like structural damage or encroachments. Do not trespass.
  
• Check title records: Search county records for liens, mortgages, or judgments that may survive the tax sale. Texas tax deeds wipe out junior liens, but senior liens (IRS, HOA, etc.) can remain.
  
• Evaluate market value: Compare nearby property sales and assess potential resale or rental values. Avoid overbidding on low‑value parcels.
  
• Estimate costs: Factor in closing costs, title clearing expenses, property taxes, and potential repairs.
  

Risks of skipping due diligence

Failing to research can lead to costly surprises. A property might be landlocked with no legal access, contaminated, or subject to a recorded easement. Some parcels are strips of land or utility lots with little value. Existing structures may be dilapidated or demolished. If a buyer overbids without knowing the market value, the penalty return may not offset the risk. Title issues can delay resale and require a quiet title action, adding thousands of dollars. Skipping inspections could mean inheriting squatters or code violations. Always perform due diligence to make informed bids.

Buying Over‑the‑Counter (OTC) Liens/Deeds in Roberts County

How to Purchase OTC Liens/Deeds

After each auction, unsold properties may be struck off to the county. Investors can purchase these over the counter by contacting the Roberts County tax office. The buyer pays the minimum bid (taxes, penalties, costs) without competitive bidding. Since the county wants to return properties to the tax roll, OTC deals can be attractive. The redemption period and penalty rules remain the same. Interested buyers should request a list of struck‑off properties, conduct due diligence, and bring certified funds to complete the purchase.

Benefits of OTC Purchases

Over‑the‑counter purchases avoid the stress of auction bidding. The price is fixed at the amount owed, and there is no premium. Investors still earn the 25 percent penalty upon redemption. OTC properties may include rural tracts, small lots, or parcels that were overlooked at sale. However, some may have challenges such as access issues or low market value. Careful research is still necessary.

Why Roberts County is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Roberts County benefits from Texas’ business‑friendly environment. There is no state income tax, and property taxes fund local services. The Panhandle is known for oil and gas production and ranching, industries that bring steady revenue. Land prices remain relatively affordable compared to urban counties, and there is potential appreciation as cities expand. The small population leads to less competition at auctions. Investors can acquire large tracts for modest amounts and enjoy high penalty returns on redemption.

Real Estate Market Overview

The median property value in Roberts County is around $176,800. Homeownership exceeds 85 percent, and vacancy rates are low. Most homes are single‑family, and there is little new construction. Farmland and pasture dominate the landscape. Investors should consider that rural properties can be harder to sell quickly but may appeal to hunters, ranchers, or buyers seeking seclusion. When a property does not redeem, investors may choose to hold it for appreciation, lease it, or resell it at market value.

Conclusion

Roberts County, Texas holds tax deed sales on the first Tuesday of each month at the courthouse in Miami. The auctions offer redeemable deeds, meaning investors either receive a generous 25 percent penalty (or 50 percent for a second‑year redemption) or end up owning the property. Registration requires a statement proving you owe no delinquent taxes. Sales start at 10 AM Central Time and use a bid‑up format. With careful due diligence and quick payment, investors can enjoy high returns in a low‑competition environment. Roberts County’s stable rural economy and low population make it an appealing place for tax deed investing.

Pro Tips

• Register early: Contact the Roberts County Tax Assessor‑Collector several weeks before the sale to obtain the no‑delinquent‑tax statement and confirm registration requirements.
  
• Bring certified funds: Payment must be made immediately after winning a bid. Bring cashier’s checks or money orders made payable to the county.
  
• Start small: New investors can practice by attending auctions without bidding or by buying inexpensive OTC properties.
  
• Network locally: Talk with real estate agents, title companies, and county officials to learn about market conditions and hidden costs.
  
• Plan for redemption: Assume most properties will redeem. Keep cash reserves to cover your purchase until you are reimbursed with the penalty.
  

FAQs for Roberts County Tax Deeds

1. Do I need to repair or maintain the property during the redemption period? No. Texas law does not allow buyers to take possession until the redemption period ends. However, you should monitor the property and report any damage to ensure your investment is protected.
   
2. How do I clear the title after the redemption period? Tax deeds may have title defects. Investors often use a quiet title action or work with a title company to obtain insurable title before selling or financing the property.
   
3. Are there financing options for tax deed purchases? Most counties require payment in full at the sale, so traditional financing is rarely available. Some investors use private funds or lines of credit. After redemption, you can refinance or sell the property.
   
4. What happens if the property has a federal tax lien? Federal liens may survive the tax sale. The Internal Revenue Service can redeem the property within 120 days. If the IRS redeems, it reimburses the investor’s purchase price plus 20 percent interest.
   

Can I buy properties that are occupied? Yes, but you cannot remove occupants until after the redemption period and proper legal processes. Consider occupancy when estimating holding costs and possible eviction expenses.

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?

Roberts County auctions are ready for you—check our Auction Calendar. Pair that with our free resources to guide your decisions. If you’d like help refining a plan or answering questions, go ahead and book a call with one of our experts.

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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