Shackelford County, Texas Redeemable Tax Deed Sale – How It Works and What Investors Need to Know

Introduction

Shackelford County lies in north‑central Texas at the crossroads of U.S. Highways 180, 283 and 6. Albany, the county seat, is a small ranching community known for its 1884 limestone courthouse and rich frontier history. For investors interested in delinquent property tax sales, Shackelford County offers redeemable tax deeds rather than liens. This article explains how the county conducts tax sales, outlines key dates and procedures, and discusses why these sales can be appealing for long‑term investors.

What Is a Redeemable Tax Deed Sale?

Texas does not sell tax liens. Instead, counties sell redeemable tax deeds when a property owner fails to pay property taxes. The winning bidder at the auction receives a sheriff’s deed for the property. This deed conveys ownership but allows former owners a statutory redemption period. For homestead and agricultural land the redemption period is two years. For all other property the period is 180 days. During redemption, the former owner can reclaim the property by paying the sale price, recording fees, subsequent taxes, and a statutory premium of 25 percent during the first year or 50 percent during the second year. Because investors receive the deed at the sale, Texas tax sales are often called redeemable deed auctions.

Important Details at a Glance

Fun Facts About Shackelford County

• The county covers 914 square miles of rolling plains and mesquite savannah.
  
• It was created from Bosque County in 1858 and named after Dr. Jack Shackelford, a Texas Revolution hero.
  
• Population peaked in 1930 at 6,695 because of oil discoveries; today fewer than 3,300 residents live here.
  
• The annual Fort Griffin Fandangle, started in 1938, is one of Texas’s oldest outdoor musical productions.
  

Attractions and Economic Highlights

Shackelford County is home to the Old Jail Art Center, a museum housed in a restored 1877 stone jail. Nearby Fort Griffin State Historic Site offers views of fort ruins, camping and stargazing, and hosts a herd of longhorn cattle. The county economy still relies on ranching and hunting, but oil and gas fields discovered in the early twentieth century remain important. U.S. Highways 180, 283 and 6 provide access to Abilene and other regional hubs. Albany’s community events, like the Fort Griffin Fandangle and county fairs, draw visitors each summer.

Why Shackelford County Is Attractive for Tax Deed Investors

Shackelford County offers low‑priced rural properties and a small bidder pool because of its modest population. The county follows Texas law, which pays investors a significant redemption premium (25 percent in the first year and 50 percent in the second year). Because the premium is paid in addition to subsequent taxes, returns can be high while risk is limited by the short redemption window for non‑homestead property. Investors also benefit from clear procedures and the opportunity to acquire land in a county with stable ranching and energy industries.

Auction Process for Tax Deed Sales

Texas counties can hold tax sales only on the first Tuesday of each month (or the next day if a holiday falls on that date). Sales must start between 10 a.m. and 4 p.m. at the county courthouse. Shackelford County generally conducts its sale on the courthouse steps at 225 South Main Street, Albany. Bidders should confirm the exact starting time on the county’s notice; auctions may begin promptly at 10 a.m. (Central Time).

How the Auction Works

1. Notice and list of properties – A list of properties scheduled for sale is published by the law firm handling collections (often McCreary Veselka Bragg & Allen) and posted on the courthouse bulletin board. Properties may be withdrawn up to the day of the sale if owners pay their taxes.
   
2. Registration – Texas law requires bidders to register before the auction begins and present a valid driver’s license or government ID. Many counties begin registration about 30–45 minutes before the sale. Registration ensures that the deed can be prepared in the correct name. Bidders must also certify that they owe no delinquent property taxes in Texas.
   
3. Opening bids – The officer conducting the sale announces each property by legal description. The minimum bid equals the amount of delinquent taxes, penalties, interest and court costs. If no one bids at least the minimum, the taxing entities may strike off the property.
   
4. Bidding – Shackelford County uses oral bidding. Investors call out bids in increments decided by the officer. The highest bidder wins the property.
   
5. Payment – Successful bidders must pay the full purchase price with cash or cashier’s check immediately after the sale. Failure to pay makes the bidder liable for damages equal to 20 percent of the property’s value.
   
6. Sheriff’s deed – After payment, the sheriff issues a deed without warranty. Title is not guaranteed; buyers must perform their own research.
   

Redemption period – Former owners have a right to redeem the property for 180 days (or two years for homestead/agricultural land). During this time investors may have use and possession of the property but cannot evict the owner without a writ of possession.

Maximum Potential Returns and Expected Returns

Investors earn returns when former owners redeem their property. The redemption payment includes the purchase amount, deed recording fee, subsequent taxes and a premium of 25 percent in the first year or 50 percent in the second year. For non‑homestead property, redemption must occur within 180 days. If the owner redeems after 90 days, the investor still receives the full 25 percent premium. If the owner does not redeem, the investor keeps the property and any appreciation. Returns vary by property value and the amount of the winning bid, but the mandatory premium makes Texas redeemable deeds one of the highest yielding tax sale investments.

Open to All Investors and Foreign Participation

Texas allows any adult to participate in tax sales. There is no requirement to live in Texas or to be a U.S. citizen. Investors from other states or countries can bid as long as they register with a valid government‑issued ID and certify that they owe no delinquent Texas property taxes. Because Shackelford County is a small rural market, bidding competition may be less intense than in urban counties. Out‑of‑state investors should plan travel to attend in person; Texas does not yet permit online tax deed auctions for this county.

What Due Diligence Entails

Successful investors research each property before bidding. Due diligence includes:

• Verify the location and access – Use appraisal district maps and the county clerk’s records to confirm the property’s boundaries and access roads. Some rural parcels may be landlocked or unsuitable for building.
  
• Check for liens and encumbrances – The sheriff’s deed does not guarantee clear title. Title searches help reveal mortgages, IRS liens or municipal liens for mowing or demolition.
  
• Assess property condition – Investors should view the property from a public street. Texas law warns that sales are “as is” and bidders are responsible for the property’s condition.
  
• Budget for taxes – Purchasers must pay subsequent taxes until the redemption period expires.
  

Skipping due diligence can result in buying unusable land or property subject to expensive liens. Investors should consult a real estate attorney or title company if unsure.

Buying Over‑the‑Counter (OTC) Deeds

If a property receives no bids at the auction, the county may “strike off” the property to the taxing units. In some Texas counties these strike‑off properties can later be purchased over the counter. Shackelford County occasionally offers OTC properties through the law firm handling collections. Interested buyers should contact the Shackelford County appraisal district or the collecting law firm to request a current strike‑off list. OTC deeds are sold for the minimum bid amount plus recording fees and typically have the same redemption rights. The advantage is the absence of bidding competition.

Why Shackelford County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

Shackelford County’s economy is anchored by ranching, hunting and oil production. Low population density means less competition at auctions and lower winning bids. Texas property taxes fund local schools and services, but delinquent property taxes accrue penalties and interest that make the minimum bid attractive for investors. The statutory redemption premium ensures a high return if the property is redeemed, while the short 180‑day redemption period for most property accelerates the timeline for potential ownership.

Real Estate Market Overview

The county’s real estate market is dominated by rural acreage, single‑family homes in Albany and Moran, and some commercial properties. Median household income is around $64,659, suggesting moderate affordability. Housing turnover is low, so some auction properties may be vacant or in need of repair. Investors seeking long‑term ownership should consider local demand for hunting tracts and the potential for oil and gas leases.

Conclusion

Shackelford County’s tax deed sales provide investors with a straightforward way to acquire property at a discount and earn high returns. Auctions are held on the first Tuesday of the month at the county courthouse, and successful bidders must pay cash or cashier’s check immediately. The redemption premium of 25–50 percent and the relatively short redemption period make these sales attractive compared with many other investments. However, investors should conduct thorough due diligence, understand the risks, and budget for taxes and maintenance during the redemption period. With proper preparation, Shackelford County offers a unique opportunity to invest in Texas real estate.

Pro Tips

• Arrive early for registration – Registration may start about 30–45 minutes before the sale. Bring a government‑issued ID and a letter of good standing from the appraisal district.
  
• Bring multiple cashier’s checks – Prepare several checks in small denominations to make exact payment if you win multiple properties.
  
• Partner with local experts – Work with a local real estate agent or attorney who understands rural land values and title issues.
  
• Research utilities – Some rural parcels lack water or power access. Contact the utility providers or county clerk to verify service availability.
  
• Track unsold properties – Monitor strike‑off lists for opportunities to buy over the counter without competing bidders.
  

Frequently Asked Questions

1. Do I need to record the deed after the auction? Yes. The sheriff’s deed must be recorded in the county clerk’s office. Recording triggers the redemption period and protects your interest.
   
2. Can I enter or improve the property during the redemption period? Purchasers may use and possess the property, but improvements should be limited because owners can redeem the property. Major renovations are risky until the redemption period expires.
   
3. What happens if there are unpaid liens or mortgages? Tax sales typically wipe out liens recorded in the foreclosure judgment. However, unlisted liens may survive. Conduct a title search or hire a title company.
   
4. How do I obtain a quiet title? After the redemption period, some investors file a quiet title suit to clear any outstanding claims. Consult an attorney to determine if this is necessary for your property.
   

Can I finance my purchase? No. Payment must be made in cash or by cashier’s check at the sale. Because the deed transfers immediately, financing options like mortgages are usually unavailable.

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?

Explore Shackelford County’s tax‑sale options via our Auction Calendar. Use the free resources we provide to build your knowledge. If you’d like one‑to‑one help to map out your next moves, just book a call and we’ll assist you.

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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