Custer County sits in western Oklahoma. Its county seat is Arapaho. The county tax office handles delinquent property tax enforcement. For investors, the main event to track is the June resale. This is the sale where long unpaid property taxes can lead to a resale deed. The county tax office says it enforces delinquent taxes through tax sales. It also posts tax records through its linked tax record system.

What Are Custer County Redeemable Tax Deed Sales?

Custer County uses the Oklahoma resale process. This is not a normal interest paying tax lien auction. It is a public resale of real estate tied to old unpaid taxes. State law says the resale is held on the second Monday of June. Custer County also states its delinquent tax sale is on the second Monday of June.

Important Details

Item	Custer County Tax Sale Information
Tax Sale Type	Redeemable tax deed resale
Typical Sale Date	Second Monday of June
Auction Time	9:00 a.m. Central Time
Auction Site	County Treasurer, 675 B Street, Suite 101, Arapaho, OK
Registration	No public preregistration window found
Registration Window	Contact Treasurer before the sale
Redemption Period	Until deed delivery or deed filing
Interest Rate	No fixed lien interest rate
Bid Procedure	Highest cash bidder wins
Deposit	No posted deposit found
Payment Terms	Cash payment required
Contact	Custer County Treasurer
Updates	Custer County tax records and Treasurer notices

The county resale notice file says the sale runs from 9:00 a.m. to 4:00 p.m. It also says the sale continues day to day until complete. Custer County lists the tax office at 675 B Street, Suite 101, Arapaho.

Fun Facts About Custer County

• Custer County began as part of the Cheyenne and Arapaho land opening story.
• Arapaho is the county seat.
• Weatherford is home to Southwestern Oklahoma State University.
• The Census Bureau lists the county population at about 28,000 people.
• Oklahoma Historical Society notes that farming shaped the county economy for many years.

Attractions and Economic Highlights

• Attractions include the Oklahoma Route 66 Museum in Clinton.
• Foss State Park and the Washita Wildlife Refuge support outdoor recreation.
• Main routes include Interstate 40 and U.S. Highway 183.
• The economy has roots in farming, retail, health care, and transport.
• Census data shows local retail sales and health care activity remain meaningful parts of the economy.

Why Custer County Can Work for Tax Deed Investors

• Custer County has small town lots, rural parcels, and county seat activity.
• The resale can create high returns when buyers research well.
• It can be a low risk investment only when title, access, liens, and use are checked.
• State tax lien opportunities can lead to resale deed chances later.
• Lower local values can help buyers avoid overpaying. Census data lists a median owner home value far below many large metro markets.

Auction Process for Custer County Tax Deed Sales

The Custer County tax deed sale follows Oklahoma resale rules. The county lists properties held for resale before the sale. A recent county resale list showed legal descriptions, situs addresses, owners, tax IDs, school districts, and total due amounts. It also warned buyers to do added research.

The bidding process is price based. This is not a bid down interest sale. State law says resale property goes to the highest bidder for cash. Another state source says the minimum bid is tied to the lower of taxes due or two thirds of assessed value, subject to added reserve rules.

How the Auction Works

Maximum Potential Returns and Expected Returns on Custer County Tax Deed Purchases

Custer County resale deeds do not pay a fixed coupon like a tax lien certificate. Your return comes from the spread between your purchase price and the property value after costs. Costs may include title work, cleanup, city liens, repairs, taxes, and court work.

The best returns may come from parcels with clear access, simple title, and real resale demand. The worst results often come from parcels with bad access, unpaid liens, unsafe buildings, or title defects. Expected returns depend on research, not just the winning bid.

Open to All Investors and Foreign Investor Participation

Oklahoma sales are open to buyers who can legally take title. Local buyers, out of county buyers, and many entity buyers can take part. Foreign investor participation needs extra care.

Oklahoma requires an affidavit with deeds that are recorded with the county clerk. The buyer must attest that they comply with state foreign ownership law. The state real estate commission says this affidavit is needed for deeds, and the county clerk will not record without it. The Attorney General form also notes limits on non US citizens owning Oklahoma land, with certain resident based exceptions.

Importance of Due Diligence in Custer County Tax Deed Investing

Due diligence means checking the property before you bid. Custer County resale lists can change. Paid parcels may drop from the sale. The county list also says the public should do added research before making serious decisions.

What Due Diligence Entails

• Search tax records.
• Read the legal description.
• Check land records.
• Drive by the property.
• Check access and utilities.
• Check city liens and code issues.
• Ask about IRS or state claims.
• Price repair and cleanup costs.

Risks of Skipping Due Diligence

• You may buy land with no usable access.
• You may need quiet title work.
• A building may be unsafe.
• A tenant or owner may still occupy it.
• Some liens or claims may need more work.
• You may not own the property until the deed is filed.

Can You Buy County Held Property After the Resale?

If no buyer meets the required bid, Oklahoma law allows property to be bid off in the name of the county. This can later lead to a separate county held property sale. That process is not the same as the June resale. Ask the Custer County tax office if any county held parcels are available. State law says those later sales are also handled through the county process.

Why Custer County Is a Good Choice for Tax Deed Investors

Economic and Tax Advantages

• Custer County sits along Interstate 40.
• Weatherford and Clinton add local buyer demand.
• Farming, retail, transport, health care, and education support the area.
• Short commute times can help rental demand.
• Lower property values can help small investors test a tax deed plan.

Real Estate Market Overview

Custer County has about 13,000 housing units. The Census Bureau reports an owner occupied rate above 60 percent. It also reports median gross rent above $800. These numbers can help investors screen rental or resale plans. They do not replace parcel level research.

Conclusion

Custer County, Oklahoma redeemable tax deed sales can be useful for patient investors. The typical sale is the second Monday of June. The usual sale window is 9:00 a.m. to 4:00 p.m. Central Time. Buyers should track county tax records and call the county tax office before the sale.

The main benefit is the chance to buy property below market value. The main risk is weak research. A smart buyer checks title, access, liens, taxes, occupancy, and resale demand before bidding. That is how tax deed benefits turn into smart investing.

Pro Tips

• Call the county tax office one week before the sale. Confirm the list and payment rules.
• Compare Weatherford, Clinton, Arapaho, Thomas, and rural parcels before bidding.
• Check if a parcel is only a legal description with no clear street address.
• Use local land records to check past deeds and mortgages.
• Set a top bid before the sale. Do not chase a parcel past your number.

FAQs About Custer County Tax Deed Investing

Useful Links

• Oklahoma Tax Deeds: How to Find Affordable Investment Properties
• The Ultimate Guide to Tax Deeds: What You Need to Know
• Tax Deed Investing 101: How to Buy Property for Just $50!

Need a Hand?

Review the Auction Calendar, study the county list, and use free resources so you go in with a real plan. You can also book a call if you want one-on-one help with research steps, risk review, and lien selection

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