189 DUNHAM DR

KINGSLAND, Texas, 78639

Redeemable DeedpendingSells Oct 6, 2026 · in 5 days

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Opening bid

$24,057

Assessed value

$203,200

Market / AVM

—

Taxes owed

—

Parcel number: R000005355
Case number: 23153
Land use: SALE
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Aerial view of 189 DUNHAM DR — the parcel

Aerial view of 189 DUNHAM DR — what is around it

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Runway0.4 mi from parcel centre
Approach paths extend far beyond the runway itself — check which end the parcel is under.
FEMA flood zone AE — special flood hazard area
1% annual chance flood (100-year), with a published base flood elevation. Insurance mandatory with a federally backed loan. Flood insurance will be required for a federally backed mortgage, which is a permanent cost on any resale and can exceed the payment on a low-value parcel.
No road frontage — nearest is Williams Lakeshore Drive223 ft from parcel centre
No road frontage. Reaching the parcel may need an easement across someone else's land; check the plat for a recorded right of way.

Context

Elevation 833 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.
4% of homes vacant year-round in Census Tract 9705.01
98 of 2,209 units vacant year-round, around or below the national tract average. A further 666 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 35%.

County records

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

Llano 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

$120,050

Walk away above this. Projected profit at the ceiling: $60,960 (30% of ARV).

Opening bid $24,057

Room to bid $95,993

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$57,652

Under max by $62,398

≤ oracle maxBid

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

History sample

—

Median sold

—

p(redeem) prior

—

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

Assessed $203,200 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $203,200
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$16,256
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 ~$305/month.: −$2,134
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): −$60,960
Maximum bid: $120,050

If the owner redeems

Flat penalty

25%

You'd receive

$30,013

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.

AI risk brief

Reads this parcel against LlanoCounty'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.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Runway0.4 mi from parcel centre

Approach paths extend far beyond the runway itself — check which end the parcel is under.

FEMA flood zone AE — special flood hazard area

1% annual chance flood (100-year), with a published base flood elevation. Insurance mandatory with a federally backed loan. Flood insurance will be required for a federally backed mortgage, which is a permanent cost on any resale and can exceed the payment on a low-value parcel.

No road frontage — nearest is Williams Lakeshore Drive223 ft from parcel centre

No road frontage. Reaching the parcel may need an easement across someone else's land; check the plat for a recorded right of way.

Context

Elevation 833 ft

Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

4% of homes vacant year-round in Census Tract 9705.01

98 of 2,209 units vacant year-round, around or below the national tract average. A further 666 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 35%.

Deal analysis

Your maximum bid

$120,050

Walk away above this. Projected profit at the ceiling: $60,960 (30% of ARV).

Opening bid $24,057

Room to bid $95,993

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$57,652

Under max by $62,398

≤ oracle maxBid

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

History sample

—

Median sold

—

p(redeem) prior

—

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

Assessed $203,200 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $203,200
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$16,256
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 ~$305/month.: −$2,134
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): −$60,960
Maximum bid: $120,050

If the owner redeems

Flat penalty

25%

You'd receive

$30,013

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.