Schleicher County, Texas Redeemable Tax Deed — Complete Guide to Tax Sales & Investing

Introduction to Schleicher County and This Guide

Schleicher County sits in the rolling plains of West Texas. Eldorado is the county seat and the only incorporated community. Although the county has fewer than 2,500 residents, it covers more than 1,300 square miles of ranches and oilfields. This guide explains how the county’s redeemable tax deed sales work. It outlines auction dates, times, registration steps, location, bidding rules, redemption periods and key contacts. Investors will also learn about the local economy, attractions and why the county offers opportunities for those seeking high returns from Texas tax deeds.

What Is a Redeemable Tax Deed in Schleicher County?

Texas is a redeemable tax deed state. When property taxes go unpaid, the county can foreclose and sell the real estate at a public auction. The auction transfers the deed to the highest bidder, subject to the former owner’s right to redeem it. The Texas Tax Code requires sales to be held between 10 a.m. and 4 p.m. on the first Tuesday of a month. If the first Tuesday falls on January 1 or July 4, the auction moves to Wednesday. The successful bidder gets a sheriff’s deed but must wait out a redemption period that can range from six months to two years. If the owner redeems, the investor receives the purchase price plus a penalty, not interest, as compensation.

Important Details

Item	Description
Tax Sale Type	Redeemable tax deed — property is sold subject to redemption by the former owner
Typical Sale Date	First Tuesday of each month (or first Wednesday when the first Tuesday is Jan 1 or Jul 4)
Redemption Period	Two years for homestead, agricultural and mineral interests; 180 days for other property
Interest/Penalty Rate	25 % penalty in year 1; 50 % if redeemed in year 2
Bid Procedure	Highest cash bid wins; minimum bid equals taxes, penalties, interest and costs
Deposit	Some counties require a deposit or certified funds; bidders must show a statement of no delinquent taxes
Auction Location	Schleicher County Courthouse, 2 S. Divide, Eldorado, TX 76936
Registration	Commissioners court may require bidders to register and certify they owe no delinquent taxes
Contact	Tax Assessor‑Collector: Vanessa Covarrubiaz, P.O. Box 658, Eldorado, TX 76936; phone 325‑853‑3066; email [email protected]

Fun Facts About Schleicher County

• Small population and wide-open spaces: According to the latest data, Schleicher County has an estimated population of around 2,455 people. The population density is only about two people per square mile, so buyers will find large tracts of ranchland.
  
• Growing incomes: The county’s median household income climbed to about $90,141 in recent years, and the poverty rate has fallen below 9 %. Low poverty levels can be a sign that people are better able to pay their taxes, which means fewer competing investors.
  
• Economy anchored in natural resources: About 1,040 people are employed in the county. The largest industries are mining, quarrying and oil and gas extraction (around 209 workers), education services (139) and construction (132).
  
• Historic museum: The Schleicher County Historical Museum is housed in a 1930s stone hardware building. Exhibits include vintage room settings, rustic farm furniture, saddles, branding irons and barbed wire. Admission is free, making it a popular stop for visitors.
  

Attractions & Economic Highlights

• Museums and heritage: The Schleicher County Historical Museum in Eldorado showcases local history, from children’s marbles to ranch equipment.
  
• Outdoors: Ranching is still the way of life. Investors can explore surrounding nature preserves, such as the nearby Eaton Hill Wildlife Sanctuary and X Bar Ranch (just outside county lines), which offer hiking and stargazing.
  
• Transportation: U.S. Highway 277 runs north–south through Eldorado, connecting the county to San Angelo and Del Rio. State highways and farm roads connect smaller communities. There is no commercial airport in the county, but San Angelo Regional Airport is about an hour away.
  
• Economy: Oil and gas drilling remains a mainstay, supplemented by education, construction and ranching. These industries create jobs and keep property values steady.
  
• Community events: The county hosts rodeos, livestock shows and holiday celebrations at the civic center. The small-town lifestyle and friendly residents make it attractive to retirees and remote workers.
  

Why Schleicher County Is Ideal for Tax Deed Investors

Schleicher County offers a unique mix of low property costs and strong potential returns. Median property values hover around $113,400, much lower than many urban counties. Investors can acquire large parcels at affordable prices and collect a mandatory 25 % penalty if the owner redeems within six months or two years. The economy is stable due to energy and education jobs. A small population and rural setting mean less competition at auctions. With proper due diligence, a redeemable tax deed in Schleicher County can be a high‑return, relatively low‑risk investment.

Auction Process for Tax Deed Sales

How the Auction Works

Tax deed auctions are public sales conducted by the sheriff or constable. The Texas Rules of Civil Procedure require that sales be held on the first Tuesday of the month between 10 a.m. and 4 p.m. at a location designated by the commissioners court. Bidders gather at the Schleicher County Courthouse at 2 S. Divide Street. The officer reads each property description and calls for bids. The minimum bid is the lesser of the total taxes, penalties, interest and costs or the appraised value. Bids are accepted in cash or cashier’s checks; credit cards are rarely allowed. The highest cash bid wins.

Bidders may be required to register before the sale. Section 34.011 of the Tax Code allows commissioners courts to adopt rules requiring bidder registration. Registrants must provide identification and sign a statement certifying that they owe no delinquent property taxes. Without this statement, the officer cannot deliver a deed to the winning bidder. Registration forms are available from the tax assessor’s office, and some counties accept online registration. It is best to register a week or more before the sale to avoid delays.

On auction day the winning bidder must pay immediately. Most counties require payment by 4 p.m. on the day of sale. If a bidder cannot pay in full, the officer may resell the property to the next highest bidder. After payment, the purchaser receives a sheriff’s deed. This deed conveys title subject to the former owner’s right of redemption. The purchaser becomes responsible for any taxes not included in the judgment and should expect to pay current year taxes as well.

Maximum Potential Returns and Expected Returns on Schleicher County Tax Deeds

Schleicher County’s redeemable tax deeds offer attractive returns. When the owner redeems the property, the investor receives a penalty on the amount paid. For non‑homestead property, the redemption period is 180 days. The investor earns a 25 % penalty on the purchase price and any eligible costs. For homestead, agricultural or mineral properties, the redemption period is two years. During the first year the penalty is 25 %, increasing to 50 % if redemption occurs during the second year. Because the penalty is calculated on the total amount paid, not an annual rate, the effective annual return can exceed most traditional investments. If the owner does not redeem, the investor owns the property and can sell or rent it for additional profit.

Open to All Investors / Foreign Investor Participation

Texas law does not limit participation to local residents. Domestic and international investors can purchase redeemable tax deeds if they comply with registration and payment requirements. Many counties require bidders to sign a statement that they owe no delinquent taxes and to provide identification. Foreign investors should secure a United States tax identification number to avoid delays at closing. There is no citizenship requirement. However, all purchasers must complete due diligence on the property and comply with local rules. Some counties allow online bidding, while others require in‑person attendance at the courthouse. Investors outside Texas should contact the tax office early to understand registration deadlines and acceptable payment methods. The County offers opportunities for foreign capital thanks to its stable real estate market and clear rules.

What Due Diligence Entails

Steps to Perform Due Diligence

Due diligence protects buyers from costly mistakes. Before bidding, investors should search the property address in the appraisal district records to verify ownership and assessed value. Visit the property if possible to check its condition and occupancy. Review title records for liens or encumbrances that survive the tax deed. Check zoning, flood zones and mineral rights. Estimate repair costs and the likely resale value. Contact the tax office to confirm outstanding taxes and verify the redemption period. Having a real estate attorney or title company review the documents can prevent surprises at closing.

Risks of Skipping Due Diligence

Bidding without research can lead to problems. Some tax deed parcels lack legal access or may be landlocked. Others have environmental issues that become the buyer’s responsibility. A property may have liens for homeowner association dues, IRS taxes or municipal fines that remain after the sale. Structures could be uninhabitable or occupied by tenants who must be evicted. Without verifying the redemption status, a buyer could overestimate returns or hold a property longer than expected. Comprehensive due diligence helps investors avoid these risks and make informed bids.

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

When a tax deed does not sell at auction, it is “struck off” to the taxing units. Counties may later offer these parcels for resale at a lower price. In Texas this process is often called an over‑the‑counter (OTC) sale. Investors can contact the tax assessor‑collector to request a list of struck‑off properties. Once a parcel is selected, the buyer submits a bid to the commissioners court or the law firm representing the taxing units. Upon approval and payment, the buyer receives a deed subject to the same redemption rules. OTC sales have no bidding competition and may offer more time for research, but parcels are often in remote areas or have title issues.

Benefits of OTC Purchases

OTC purchases can provide fixed returns because the buyer pays a known price and collects the same 25 % penalty upon redemption. There is no auction, so there is no risk of overbidding. Investors have more time to investigate the property and arrange financing. However, OTC properties are usually those that did not attract interest at auction, so the buyer must be selective.

Why Schleicher County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Schleicher County’s economy is diversified by energy, construction and education jobs. The median household income is high relative to many rural counties, which helps maintain property values and reduces the number of tax defaults. The county has no local income tax and property taxes remain competitive. Its remote location means less competition at auctions, increasing the chance of acquiring parcels at the minimum bid. A stable tax environment and predictable redemption penalties make investments appealing.

Real Estate Market Overview

The county’s median property value is around $113,400, well below urban averages. Demand for housing comes from workers in oil and gas and from retirees seeking a quieter lifestyle. Because of the large land area, many parcels are agricultural or ranch properties, which may be suitable for grazing, hunting or renewable energy projects. Investors should note that some parcels are vacant land with no improvements; others may have old structures requiring renovation. Real estate sales are handled by local agents, and the market is less volatile than metropolitan areas. These factors provide opportunities for investors to buy at low cost and earn high returns when owners redeem or when properties are resold.

Conclusion

Schleicher County offers redeemable tax deeds that can produce strong returns for investors willing to do their homework. Auctions are held at the county courthouse on the first Tuesday of the month, and bidders may need to register and prove they owe no delinquent taxes. The winning bidder receives a deed subject to a redemption period of six months on most properties or two years on homestead and agricultural parcels. If the owner redeems, the investor earns a 25 % penalty (or 50 % in the second year). Because property values are relatively low and the economy is stable, investors can achieve high returns with manageable risk. However, success requires careful research, including title searches, property inspections and awareness of liens. By following the guidelines in this article and consulting the tax office or legal professionals, investors can decide whether a Schleicher County tax deed fits their portfolio.

Pro Tips for Schleicher County Tax Deed Investors

1. Start early: Contact the tax assessor’s office several weeks before an auction to obtain the registration form and confirm the next sale date.
   
2. Bring the right funds: Prepare certified funds or cash for the full purchase price and estimated fees. Many counties do not accept personal checks or credit cards.
   
3. Inspect the property: Visit or view the property from a public road. Check for access, utilities and any structures. Never trespass.
   
4. Understand redemption: Plan for two years if bidding on homestead or agricultural parcels. Factor the redemption period into your cash flow needs.
   
5. Seek professional help: Work with a local attorney or title company to handle paperwork and verify that liens are cleared. Their fee is small compared with potential returns.
   

Frequently Asked Questions (FAQs)

Can I renovate a property during the redemption period?
Yes, but proceed carefully. You own the property subject to the former owner’s right of redemption. Any improvements become part of the property. If the owner redeems, you may not recover all renovation costs. Many investors do basic maintenance and wait until the redemption period expires before major renovations.

Do I need a quiet title action?
After the redemption period, a quiet title action clears any clouds on the title and makes the property marketable. While not required, it is recommended if you plan to sell or finance the property. A local attorney can guide you through the process.

What liens survive a tax sale?
Federal tax liens, municipal liens for code violations, and homeowner association liens may survive. Always search records for outstanding liens. Title insurance may not cover issues arising from a tax sale.

Can I finance a tax deed purchase?
Most auctions require full payment at the sale. Because of the short payment window, traditional financing is impractical. Some investors use private funds or lines of credit. After acquiring the deed, you may refinance once the redemption period ends.How can I resell the property?
Once the redemption period expires and any title issues are resolved, you can list the property with a real estate agent or sell it directly. Properties with improvements may attract buyers seeking rural homes or hunting land. Marketing to nearby landowners can also yield a quick sale.

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?

Schleicher County properties in tax sale are listed on the Auction Calendar. Lean on our free resources to ground your decisions. If you want further direction, you can book a call and connect with someone who has been through it.

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