1190 Wetland Ridge Cir, Middleburg, TX

Due diligence checklist

1. 01

   Pull a title report

   Confirm what liens survive the sale. Many tax sales wipe junior liens but not federal IRS or municipal liens. A title company can run this for ~$50-150.

2. 02

   Drive by the property

   Check occupancy, exterior condition, signs of vandalism, neighborhood comps. You won't get inside before the auction in most cases.

3. 03

   Texas redemption: 6 months / 2 years

   Texas tax sales have either a 6-month or 2-year redemption period depending on property type. Plan for the longer hold time.

4. 04

   Have funds ready before bidding

   Most sheriff/tax sales require payment same-day or within 24 hours via cashier's check or wire. Pre-approval letters are not accepted.

5. 05

   Run the numbers

   Add holding costs (taxes, insurance, utilities), renovation budget, and selling costs to your max bid. A property at 60% of ARV often needs 30%+ in repairs.

6. 06

   Talk to a real-estate attorney

   Distressed sales in TX have rules that vary by county. A 30-min consult before your first auction is worth it.