00456-00039-04000-000000 Bid in Trust 10

Texas

Redeemable DeedpendingSells Oct 6, 2026 · in 24 days

Sale list only has parcel # and opening bid

The clerk published a thin list — not a PropStream-style property card. Max bid needs an after-repair value: enter comps below, open the county appraiser, or fetch details if a property API key is configured.

Opening bid

$5,294

Assessed value

—

Market / AVM

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Taxes owed

—

Parcel number: 00456-00039-04000-000000 Bid in Trust 10
Case number: CV12024
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Legal description

CV12024 The County of Freestone, Texas v A. Michael Mayes et al 7.51 acres of land, more or less, out of A. McMillian Survey, Abstract 456, Freestone County, Texas (Volume 764, Page 140 of the Deed Records, Freestone County, Texas)

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Freestone CAD search ↗search: 00456-00039-04000-000000 Bid in Trust 10
Recorded Document Search ↗search: 00456-00039-04000-000000 Bid in Trust 10
Google Maps (parcel / address search) ↗

Freestone County rules

Sale type: Redeemable Deed
Redemption: 2 years for homestead/ag/mineral properties; 6 months for all other property
Return if redeemed: 25% penalty in year one, 50% in year two (homestead/ag); 25% flat for the 6-month category
Statute: Texas Tax Code Title 1, Subtitle E, Ch. 34

Full county profile →

Historical comps

No historical bucket for TX|Redeemable Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

$4,110

Do not bid — the numbers do not clear your margin.

Opening bid $5,294

Room to bid -$1,184

Confidence: low — built on an assumed floor from the opening bid, not a valuation of this parcel.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

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Median sold

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p(redeem) prior

—

No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assumed floor, not a valuation of this parcel. No assessed value, provider estimate or comps were available, so this is the opening bid of $5,294 times 2.57 — the conservative quartile of the value-to-opening-bid ratio across 669 TX parcels where both figures are known (measured 2026-08-11). The middle half of those parcels ran 2.57x to 10.99x, so the true figure could plausibly be $58,181. Treat this as a starting magnitude for research, never as a reason to bid — enter real comps before you do.

Assumed floor (not an ARV): $13,606assumed
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,088
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical TX range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical TX recording and deed issuance cost.: −$400
Holding costs (7 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$525
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$4,082
Maximum bid: $4,110

If the owner redeems

Flat penalty

25%

You'd receive

$1,028

Window

730 days

A 25% flat penalty applies if the owner redeems. It is a penalty, not annual interest — the rate does not change with how early they redeem.

homestead and agricultural-use property (2 years); all other property is 180 days

Quoted elsewhere as 51% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. The 180-day vs 2-year window turns on the property's use at the time of sale, which the sale list does not state — treat any homestead-looking residential parcel as potentially 2-year.
The opening bid of $5,294 is already above your ceiling of $4,110.46.

AI risk brief

Reads this parcel against FreestoneCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.