Pre-Bid Property Research Report
This is what you receive when you order a $350 Pre-Bid Property Research Report. It mirrors the structure, depth, and format of a real deliverable, using a composite illustrative property.
1. Property Identification
Property Address
4217 Mesquite Hollow Rd, Bexar County, TX 78xxx
Legal Description
Lot 14, Block 7, Sunrise Terrace Subdivision, Phase II
Parcel Number
05271-014-0070
Property Type
Single-family residential — 3 bed / 2 bath, 1,847 sq ft
Year Built
1998
Assessed Value
$187,400 (2025 Tax Year)
Auction Date
June 3, 2026
Starting Bid
$14,200 (taxes, penalties, interest, costs)
Estimated Market Value: $192,000–$215,000 based on comparable sales within 0.5 miles (3 comps, sold within 6 months). The starting bid of $14,200 represents approximately 7% of market value.
2. Chain of Title Summary
Ownership history traced back 25 years. Below are the most recent conveyances.
| Date | Grantor → Grantee | Instrument | Notes |
|---|---|---|---|
| 03/2022 | Garcia, R. → Bexar County (Tax Seizure) | Tax Warrant #22-04871 | Delinquent since 2019 |
| 11/2016 | Whitfield, T. → Garcia, R. | General Warranty Deed | Doc #2016-189442 |
| 06/2009 | Sunrise Terrace Dev., LLC → Whitfield, T. | Special Warranty Deed | Doc #2009-077218 |
| 02/1998 | Original Plat → Sunrise Terrace Dev., LLC | Plat Filing / Developer | Vol. 9744, Pg. 112 |
Finding: Chain of title is intact. No gaps, missing conveyances, or irregularities. The tax seizure in 2022 followed standard county procedures.
3. Lien Search Results
All recorded liens searched against property and current/prior owners. Focus on liens that may survive the tax deed sale under Texas law.
Deed of Trust — Wells Fargo
MODERATEStatus: Likely extinguished — verify (priority-dependent)
A deed of trust subordinate to the taxing unit's lien is typically cut off by a valid tax foreclosure, but that result is conditional on lien priority, the foreclosure judgment, and whether the lienholder was properly joined, served, and noticed under governing law. Have counsel confirm before relying on it.
HOA Assessment Lien — Sunrise Terrace HOA
HIGH RISKStatus: MAY SURVIVE — depends on recording priority vs. the tax lien
Texas has no automatic HOA "super-priority." Whether an assessment lien survives a tax sale turns on its recording priority relative to the taxing unit's lien and the terms of the recorded declaration. Confirm the current payoff directly with the HOA and have counsel verify survival before bidding.
Municipal Water Utility Lien
MODERATEStatus: MAY SURVIVE — verify with city before bidding
Some Texas municipal utility charges can attach to the property and may survive a tax sale; survival and enforceability depend on the specific municipal ordinance and how the charge was recorded. Confirm the balance and lien status directly with the city utility department, and have counsel verify before bidding.
Mechanic's Lien — ABC Roofing, Inc.
MODERATEStatus: Likely extinguished — verify (priority-dependent)
Whether a mechanic's lien is extinguished depends on its recording priority relative to the tax lien, the foreclosure judgment, and whether the lienholder was properly joined and served. Have counsel confirm before relying on it.
Summary: Up to two liens (HOA up to $4,750 + municipal utility $1,230) may survive and should be treated as potential carry-forward costs in the maximum bid analysis until confirmed. HOA survival is conditional on recording priority and must be verified.
4. Federal Tax Lien (IRS) Check
Recorded NFTL search — county / authorized filing sources
No recorded Notice of Federal Tax Lien (NFTL) located in the sources reviewed against current or prior owners at this address. PACER is used only as supplemental bankruptcy / federal-litigation context. This is not a determination that no lien is attached.
IRS Redemption Period
No recorded NFTL located in the sources reviewed. Because this illustrative sale is a judicial foreclosure, a federal right of redemption would arise under 28 U.S.C. §2410(c) (26 U.S.C. §7425(d) instead covers qualifying nonjudicial sales). Under either provision the United States could hold a redemption right of 120 days after the sale, or the longer period allowed under applicable state law — conditional on procedure, proper joinder/notice, and lien priority. Re-verify before relying on this.
Finding: No recorded NFTL was located in the sources reviewed against current or prior owners — this is not a determination that no lien is attached. If a federal tax lien were present, the governing redemption provision depends on the type of sale: a judicial foreclosure like this one falls under 28 U.S.C. §2410(c), while qualifying nonjudicial sales fall under 26 U.S.C. §7425(d). Either way the United States could hold a redemption right of 120 days, or the longer applicable state period, conditional on procedure, joinder/notice, and lien priority. Always re-verify before relying on this.
5. Tax Sale Validity Review
Sale Type
Tax deed sale (judicial foreclosure)
Taxing Authority
Bexar County Tax Assessor-Collector
Delinquency Period
3+ years (2019–2022)
Notice Compliance
Verified — certified mail + posting + publication
Redemption Period
Not yet applicable — illustrative future auction. Under Tex. Tax Code §34.21 the post-sale redemption period begins only after the purchaser's deed is filed/recorded, and runs 180 days (non-homestead) or 2 years (homestead/ag/mineral).
Suit Number
Cause No. 2022-TX-04871
Finding: Based on the records reviewed, tax sale procedures appear consistent with Texas Tax Code Ch. 33/34 and notice requirements appear to have been met. Because this is a pre-bid review of an upcoming sale, no post-sale redemption period has begun; under Tex. Tax Code §34.21 it would start after the purchaser's deed is filed/recorded (180 days or 2 years depending on property type). Whether curative work or a quiet-title action is needed to reach marketable/insurable title depends on the defect, governing law, and the title underwriter.
6. Environmental Screening
EPA CERCLIS / Superfund Database
No match
State Environmental Database (TCEQ)
No match
Historical Land Use (aerial imagery, Sanborn maps)
Residential since original development (1998). No prior industrial/commercial use detected.
Adjacent Property Risk
Gas station (Exxon) located 0.3 miles east. No known spill records in the databases reviewed; proximity alone is not a determination — a qualified environmental professional should assess any contamination risk.
Flood Zone
Zone X (minimal flood hazard) per FEMA FIRM panel 48029C0590G
Finding: No environmental red flags identified. Property is in a residential subdivision with no history of commercial or industrial use.
7. Physical & Access Concerns
Road Access
Public road — Mesquite Hollow Rd (paved, county-maintained)
Utilities
Municipal water, sewer, electric confirmed active at address
Occupancy
Appears vacant per county records and online imagery (last updated 3 months ago)
Condition Notes
Unable to inspect interior. Exterior appears maintained from available imagery. Roof replacement noted in 2021 mechanic's lien (may indicate recent work).
Note: Physical property inspection is not included in this report. A drive-by or in-person inspection is strongly recommended before bidding.
8. Maximum Bid Analysis
Using the Maximum Bid Formula from Tax Deed Investing: The Buyer's Due Diligence & Title Protection Guide (Chapter 8).
| Estimated Market Value (ARV) | $203,500 |
| Target Acquisition (55% of ARV) | $111,925 |
| Less: Potentially Implicated Liens | −$5,980 |
| Less: Estimated Repairs (exterior only) | −$5,000 |
| Less: Quiet Title Cost (estimated) | −$3,500 |
| Less: Holding Costs (6 months) | −$4,800 |
| Less: Closing / Transaction Costs | −$2,500 |
| Illustrative Bid Ceiling (example only) | $90,145 |
Note: This formula assumes a buy-and-sell strategy at 55% ARV. Your target percentage may differ based on strategy (rental, flip, hold).
9. Risk Assessment Summary
RECORD-BASED RISK SUMMARY (ILLUSTRATIVE)
Record-based issues for you and your licensed professionals to evaluate — not investment advice
The $90,145 figure above is an illustrative calculation based on the assumptions shown — not a recommendation of what to bid. Any bid decision is yours to make with your licensed professionals.
Up to $5,980 may be implicated by potentially surviving liens (HOA up to $4,750 + utility $1,230). Confirm HOA survival and payoff, and the utility balance, before bidding — survival depends on recording priority and must be verified.
Plan for a possible quiet title action ($3,000–$5,000 estimated). A tax deed often does not qualify as marketable/insurable title on its own, so many title insurers require a quiet title judgment or a statutory alternative before issuing a policy — confirm the specific requirements with your title company and counsel. Budget 90–120 days for an uncontested proceeding.
Inspect the property before bidding. Interior condition is unknown. Drive-by or agent-assisted inspection recommended.
Confirm redemption windows before improving. No recorded NFTL was located in the sources reviewed, so no federal IRS redemption is indicated on the record — but this is not a determination that none applies. After the sale, confirm the applicable state-law redemption period under Tex. Tax Code §34.21 (180 days or 2 years) and any federal right before making improvements.
This recommendation is based on record research only and does not constitute legal advice. Consult a real estate attorney licensed in your state before proceeding.
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