Montgomery County, TX: Tax Delinquent Properties & Curative Title Opportunities
- Properties on the list
- 18K+
- Average tax owed
- $4,245
- Data vintage
- Past this county's release cycle
- Free sample
- 500 rows
Download investor-ready tax delinquent property lists for Montgomery County. High volume of distressed properties with opportunity signals.
Buy Montgomery County List
18,685 records in the downloadable Montgomery County list
What the extra $12 adds
- Numeric lead score, plus a confidence figure for itscore_v2 ranks every row in the county and confidence_score (0-100) says how much evidence sits behind that rank. Sort the file and cut it where you like, instead of reading it top to bottom.score_v2, confidence_score
- Deal grade (A / B / C) on every rowThe same A/B/C grade the app filters on, in the file. The Raw list carries no grade column.score_grade
- Deceased-owner and heir flagsMarks the rows where the owner of record looks deceased, or the property looks heir-held — the probate lane, where nobody is opening the county’s letters. Flagged where the state’s records support it.has_deceased_signals, has_heir_signals
- Lien-related source flagCarries the lien-related flag supplied or derived from the county source. In Dallas this is a tax-roll delinquency flag, not a County Clerk instrument search; blank never means clear title.has_liens
- Code-violation flagSet from filed municipal violation records where the municipality publishes them — a distress signal that comes from a filing, not an inference.has_code_violations
- Available deed reference — date, type and instrument numberA source-provided deed reference where available, so you can pull the instrument for research. One reference is not a complete clerk-index search or chain of title.deed_date, deed_type, instrument_number
- Latitude and longitudeCoordinates on every row we could geocode, so the file drops straight onto a map or into a driving route.latitude, longitude
Every column above is in the Enriched file for every county. How many rows carry a value depends on what that county and its municipalities publish.
Delivered county-source file with all included rows
Past this county's release cycleThis Enriched file contains 18,685 records.
Verify property and tax details with the county before acting.
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Official county records. Freshness follows this county's release cycle, not a daily update.
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Every scored Montgomery County property with grades, heir and deceased-owner signals, a map, and a CRM to track the deals you chase. A file is a snapshot; the app keeps up as the county does.
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More lists for Montgomery County
The delinquent list is one way in. Two more lead types, sold on their own.
Deceased-owner & heir leads in Montgomery County
Delinquent properties whose owner has died, with the heir signals and research tools to find who can sign. Nationwide, every county we cover.
Probate Leads — $59.99/moAuction trackingNever miss a Montgomery County tax sale
Follow Montgomery County, watchlist specific auctions, and get an email 30, 7 and 1 days before each sale. Redemption clocks included.
Auction Tracker — $29.99/moBoth are included in Pro. One standalone per account.
Inside the Montgomery County tax delinquent data
What we currently track in Montgomery County, Texas — the full per-property list is below.
Delinquent properties
18,480
In unpaid taxes (est.)
$78.4M
Deceased-owner signals
1,117
Heir-flagged
62
Average owed
$4K
What brings you to Montgomery County?
Why Download the Montgomery County Owner List?
- Skip trace ready — Owner names and mailing addresses included where available
- Sorted by motivation — Properties ranked by delinquency amount and opportunity signals
- Official county records — Release schedules vary by county; verify details before acting
What's Included in the Montgomery County List
How It Works
Enter your email
Instant access, no credit card
Download your CSV
A representative sample with grades and owner names and mailing addresses where available from Montgomery County
Start outreach
Use owner names and mailing addresses where available to contact the best prospects first
Frequently Asked Questions
How often is the Montgomery County list updated?
County release schedules vary. Some counties publish weekly or monthly; others publish quarterly or annually. We update the download after collecting a new official release from County Records. A list can be current for the county's release cycle without changing every day. Verify property and tax details with the county before acting.
What owner data is included?
Each record includes property address, assessed value, years delinquent, tax owed, and property type. Owner names and mailing addresses are included where available. Pro subscribers also get numeric scores, can use skip tracing to find phone numbers and emails, and see deceased owner flags, heir indicators, and lien/judgment signals.
Is the download really free?
Yes. Create a free account and get a representative sample of the county list — real rows with deal grades and owner names and mailing addresses where available — instantly. It is a sample, not the best deals. No credit card required. Upgrade to Pro for numeric scores, heir and lien signals, all rows, map, and CRM.
Download Montgomery County List — Free
Download a representative sample of the Montgomery County list — a real cross-section with grades, addresses, tax owed, and owner names and mailing addresses where available. No credit card required.
Property data, opportunity signals, heir indicators
Montgomery County Overview
- Population
- 620,000+
- County Seat
- Conroe
- Region
- Houston Metro (North)
- Major Cities
- Conroe, The Woodlands, Willis, Magnolia, Montgomery
- Average Deal Timeline
- 6-10 months
- Tax Sale Schedule
- First Tuesday of each month
Why Curative Title Investors Target Montgomery County
- One of the fastest-growing counties in Texas with 39,000+ delinquent properties
- The Woodlands master-planned community drives premium property values nearby
- Conroe has older neighborhoods with significant heir property opportunities
- Lake Conroe waterfront properties create high-value distressed deals
- Rapid Houston suburban expansion increases land values in formerly rural areas
- Willis and Magnolia areas still have affordable entry points for new investors
Common Deal Types in Montgomery County
How Tax Delinquent Property Sales Work in Texas
Texas is a tax-deed state. When property taxes go unpaid, the taxing authority files suit, the court orders a sheriff sale, and the property is sold at public auction on the first Tuesday of the month at the county courthouse. The winning bidder receives a sheriff's deed (effectively a tax deed) at the sale. Unlike tax-certificate states, the buyer takes ownership immediately — subject only to the prior owner's statutory right of redemption. Most Texas counties also publish a separate "struck-off" list of properties that did not sell at auction; these can often be purchased over-the-counter at the original minimum bid.
Bidding & Auctions
Sales are conducted in person at the county courthouse steps. Bidders generally must register beforehand and present a current "Statement of No Delinquent Taxes" from the county tax assessor. The minimum bid covers back taxes, penalties, interest, attorney fees, and court costs. Payment is due immediately after the sale, typically by cashier's check or money order — no personal checks or financing. Some counties post properties online ahead of the sale; others post only at the courthouse 21 days prior.
Redemption & Penalties
The original owner has a statutory right to redeem the property by paying the buyer the bid amount plus a 25% penalty in the first year (50% if redeemed in year two on homestead or agricultural property). The redemption period is 180 days for non-homestead, non-agricultural property and 2 years for homestead, agricultural, or mineral property. If the owner does not redeem within the window, the buyer's title becomes absolute and they can take possession, sell, or hold the property.
See Texas Tax Code, Title 1, Subtitle E, Chapter 34.
Montgomery County Tax Sale Process
Montgomery County holds monthly tax sales at the courthouse. The county has experienced explosive growth from Houston expansion, creating opportunities in both established Conroe neighborhoods and newer subdivisions where owners overextended.
Redemption Period
2 years for homestead, 180 days for non-homestead
Standard Texas redemption rules apply. Given high property values in The Woodlands area, redemption amounts can be significant.
Strike-Off Properties
Strike-off properties are available, particularly in rural northern areas of the county where land parcels have gone through multiple failed sales.
Challenges to Expect
Every county has unique obstacles. Here's what experienced investors encounter in Montgomery County:
- The Woodlands area properties are highly competitive with thin margins
- Flood risk along the San Jacinto River requires careful due diligence
- Rapid growth means property values shift quickly — comps may be stale
- Some rural parcels have access or utility easement complications
Frequently Asked Questions
What areas of Montgomery County have the best opportunities?
Established Conroe neighborhoods and the Willis/Magnolia corridor offer the best risk-reward ratio. Lake Conroe properties have high upside but require more capital. The Woodlands is competitive but surrounding areas like Cut and Shoot and Splendora have overlooked deals.
How does Montgomery County compare to Harris County for investing?
Montgomery County has fewer total properties but less competition than Harris. Property values are generally higher due to The Woodlands influence. The county is growing faster, which means appreciation potential is strong for patient investors.
What data sources are available for Montgomery County?
Montgomery County uses the ACT tax system for delinquent property records. The Montgomery Central Appraisal District (MCAD) provides property valuations and ownership data. Liensuite includes Montgomery County in our Professional plan.
When are Texas county tax sales held?
Texas tax foreclosure sales are held on the first Tuesday of each month at the county courthouse, between 10:00 a.m. and 4:00 p.m. local time. If the first Tuesday falls on a holiday, the sale moves to the first Wednesday.
Do I get the property right away if I win the bid?
You receive the sheriff's deed at the sale, but the original owner retains a statutory right of redemption — 180 days for most property, or 2 years for homestead, agricultural, and mineral property. If they redeem, you receive your bid back plus a 25% penalty (50% in year two on homestead/ag).
What if I can't attend the auction in person?
You can send a representative or hire a buyer service. A few counties have begun experimenting with online sales, but the vast majority still require in-person bidding at the courthouse.
What is a "struck-off" property in Texas?
A struck-off property is one that did not sell at the original tax sale. It becomes the property of the taxing entities and is typically offered for sale over-the-counter at the original minimum bid — usually a fraction of market value.
Resources for Houston Metro (North) Investors
Related Guides
Montgomery County — Free 500-Row Sample
Download a 500-row sample of the Montgomery County list — a real cross-section with grades, owner names and mailing addresses where available, and tax data. No credit card required. 500 properties sampled across all 18,685.
How to Buy Tax Delinquent Property in Montgomery County
Step-by-step guide: tax sale process, redemption periods, deal types, and investor tips for Houston Metro (North).
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