1118 FM 879

WAXAHACHIE, Texas, 75165

Redeemable DeedcancelledSells Aug 4, 2026 · 60 days ago

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Opening bid

$12,252

Assessed value

$284,786

Market / AVM

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Taxes owed

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Parcel number: 231707
Case number: 22514TX
Land use: SALE
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Aerial view of 1118 FM 879 — what is around it

County records

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

Ellis CAD search ↗search: 231707
Assessor, Collector, and Delinquent Taxes ↗search: 231707
Property Tax Search and Pay Property Taxes ↗search: 231707
Tax Sale Properties ↗search: 231707
Recorder, Clerk, Marriage Licenses, Birth, Death and Marriage Records ↗search: 231707
Google Maps (parcel / address search) ↗

Ellis 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

Liens that survive

HOA/POA liens can survive a Texas tax sale if the association recorded its lien and was not properly joined/notified in the foreclosure suit. Federal tax liens survive (IRS rights). Post-judgment taxes and unjoined municipal liens may remain — search deed records and the appraisal district before bidding. Sheriff/constable deed is without warranty.

Quiet title

Not legally mandatory, but title companies generally require a completed suit to quiet title before insuring, because of statutory redemption rights (homestead/ag up to 2 years; others ~180 days) and possible un-joined lienholders.

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.

Ellis County Tax Assessor-Collector ↗

Deal analysis

Your maximum bid

$169,777

Walk away above this. Projected profit at the ceiling: $85,436 (30% of ARV).

Opening bid $12,252

Room to bid $157,525

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

History-guided suggestion

$68,471

Under max by $101,306

≤ 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

Assessed $284,786 ÷ 1 assessment ratio. Texas requires appraisal at 100% of market value as of Jan 1 (Tex. Tax Code § 23.01).

After-repair value: $284,786
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$22,783
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 ~$427/month.: −$2,990
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): −$85,436
Maximum bid: $169,777

If the owner redeems

Flat penalty

25%

You'd receive

$42,444

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 EllisCounty'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.