19959

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

$12,616

Assessed value

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Market / AVM

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Taxes owed

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Parcel number: 19959
Case number: TX22-04249
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: Charles Anthony Thomas et al

Legal description

TX22-04249 Newton Independent School District v Charles Anthony Thomas et al 1.00 Acre, more or less, out of Abstract 795 of the Samuel S. Lewis Survey, Tract 35, out of 16-1, PID #3489, Newton County, Texas (Volume 374, Page 212 of the Deed Records, Newton County, Texas), 3140 CR 4065

County records

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

Newton CAD search ↗search: 19959
Google Maps (parcel / address search) ↗

Newton 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

$15,778

Walk away above this. Projected profit at the ceiling: $9,727 (30% of ARV).

Opening bid $12,616

Room to bid $3,161

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

History-guided suggestion

$13,250

Under max by $2,528

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

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p(redeem) prior

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No historical bucket for TX|Redeemable Deed; suggestion uses oracle only.

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 $12,616 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 $138,652. 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): $32,424assumed
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$2,594
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): −$9,727
Maximum bid: $15,778

If the owner redeems

Flat penalty

25%

You'd receive

$3,944

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.
This ceiling rests on an assumed floor, not a valuation of this parcel. It is a research starting point, not a green light — get comps or an assessor figure before bidding.

AI risk brief

Reads this parcel against NewtonCounty'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.