Behind on Property Taxes in Texas: What Happens and What You Can Do
Texas property taxes go delinquent on February 1, and the cost climbs every month. Here is the penalty and interest by month, when the county can sue and sell, who can get a payment plan or deferral, and how long you have after a sale.
Updated Nov 5, 2026 · By the Twin Sun Land Company team
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The short version
- Delinquent if unpaid before February 1 (Tax Code § 31.02).
- Penalty 6% rising to 12% by July 1, plus 1% interest a month: 18% by July.
- Payment plans are a right only on your homestead (§ 33.02).
- The county can sue any time after delinquency and sell at a sheriff’s or constable’s sale.
- After a sale, land that isn’t a homestead or ag-designated gets only 180 days to redeem (§ 34.21).
When are Texas property taxes delinquent?
Texas property taxes are due when the bill arrives and become delinquent if they are not paid before February 1 of the next year (Tax Code § 31.02). If you used the split-payment option and miss the second payment before July 1, that payment is delinquent with a 12% penalty.
How much does a late Texas property tax cost?
The penalty starts at 6% for the first month and adds 1% each month until it reaches 12% on July 1. Interest adds another 1% for every month or part of a month, with no cap, even after a court judgment. By July, a February bill has grown 18%.
| Paid in | Penalty | Interest | Total added |
|---|---|---|---|
| February | 6% | 1% | 7% |
| March | 7% | 2% | 9% |
| April | 8% | 3% | 11% |
| May | 9% | 4% | 13% |
| June | 10% | 5% | 15% |
| July | 12% | 6% | 18% |
| Each month after | 12% | +1% a month | 19%, 20% … |
On a tax unpaid since February 1, from Tax Code § 33.01(a) and (c). Counties may add a collection-attorney fee after July 1, so ask the tax office for the exact payoff.
Can I get a payment plan on Texas back taxes?
On your homestead, yes: the tax collector must agree to monthly installments on request, for 12 to 36 months, if you haven’t had a plan in the last 24 months. On vacant land, a plan is up to the collector. Interest keeps running either way (Tax Code § 33.02).
On a homestead plan the penalty stops growing while you keep paying; miss a payment and it starts again. Most land sellers do not live on the land, so the plan is a request, not a right.
Tax deferral for seniors, disabled owners and disabled veterans
If you are 65 or older, disabled, or a qualified disabled veteran, you can file an affidavit with the appraisal district to defer taxes on the home you own and live in. No suit or sale can happen until 181 days after a delinquency notice that follows the day you no longer live there (§ 33.06).
The deferral covers only a residence homestead, not vacant land or a second property.
When can the county sue and sell my Texas land?
Any time after the tax becomes delinquent, a taxing unit may sue to foreclose its tax lien (Tax Code § 33.41). After a judgment, the sheriff or constable sells the land like an execution sale, and a county’s commissioners court may allow the auction to run online (§ 34.01).
Can I get my land back after a Texas tax sale?
Sometimes, for a short time. A homestead or land designated for agricultural use can be redeemed within 2 years after the buyer’s deed is recorded, paying a 25% premium in year one or 50% in year two. Other land gets only 180 days, with a premium of up to 25% (§ 34.21).
While the redemption window runs, you have no right to use the land or collect rent from it (§ 34.21(h)), and you can’t sell or transfer the right to redeem: any paper that tries to is void (§ 34.21(l)). If a buyer offers to purchase your redemption right, that is the reason to say no.
If the land sold for more than was owed, a former owner can petition the court for the excess, but the petition must be filed before the second anniversary of the sale (§ 34.04). Compare every state: tax sale redemption periods by state.
Can I sell Texas land that owes back taxes?
Yes, as long as the sale closes before the tax sale. The title company pays the taxes, penalty and interest from the sale money at closing, the buyer gets clear title, and you keep the rest. For vacant land, selling first is almost always better than the 180-day redemption after a sale.
If you sell to us: We pay all closing costs (title, closing fee, notary and recording), and there is no commission. Texas has no transfer tax or deed stamps. Only a mortgage, liens or back taxes owed on the land come out of the sale proceeds, paid off by the title company at closing. How selling land in Texas works.
Back taxes often pile up on land still in a late parent’s name: see selling inherited land in Texas. If the land has an ag or open-space valuation, also check how the Texas rollback tax works before you sign.
Active-duty military? If you were transferred out of Texas, you may pay delinquent taxes with no penalty or interest within 60 days after you are discharged, return to Texas for more than 10 days, or return to non-active reserve status (§ 31.02(b)).
Please note. General information, not legal advice. Laws change and every title is different, so confirm your situation with a Texas attorney or your county tax office before you act.
Who wrote this. Twin Sun Land Co. is a direct cash buyer of vacant and rural land in Oklahoma and Texas. We are one of the options on this page, so we have a stake in the answer. Our mission: Twin Sun Land Company exists to serve landowners: we make selling land simple, transparent, and fair, so every owner walks away with the most value their property can bring. The Texas rules here come from the Texas statutes linked in the sources.
Frequently asked questions
When do Texas property taxes become delinquent?
If they are not paid before February 1 of the year after they were imposed (Tax Code 31.02).
What is the penalty for late property taxes in Texas?
6% the first month plus 1% each month, reaching 12% on July 1, plus 1% interest per month. A February bill is up 18% by July.
Can I get a payment plan on vacant land in Texas?
Only if the tax collector agrees. A plan is a right only on your residence homestead (Tax Code 33.02).
How long do I have to redeem vacant land after a Texas tax sale?
180 days, with a premium of up to 25%, unless it is a homestead or land designated for agricultural use, which get 2 years.
Can seniors stop a Texas tax sale on their home?
Owners 65 or older, disabled owners and qualified disabled veterans can defer taxes on the home they live in by filing an affidavit with the appraisal district (Tax Code 33.06). It does not cover vacant land.
Can I claim leftover money after a Texas tax sale?
Yes, if the land sold for more than was owed. File a petition in the court that ordered the sale before the second anniversary of the sale (Tax Code 34.04).
Sources
Every rule on this page comes from the Texas Tax Code, read October 27 and 28, 2026. How to cite: Twin Sun Land Company team, “Behind on Property Taxes in Texas,” Twin Sun Land Co., October 2026.
- When Texas property taxes become delinquent; active-duty military window: Tax Code § 31.02
- Penalty (6% to 12%) and interest (1% a month): Tax Code § 33.01
- Installment agreements: Tax Code § 33.02
- Deferral for owners 65+, disabled or disabled veterans: Tax Code § 33.06
- Suit to collect delinquent tax: Tax Code § 33.41
- Tax sale; online auctions: Tax Code § 34.01
- Excess proceeds: claim within 2 years: Tax Code § 34.04
- Right of redemption: Tax Code § 34.21
More for Texas landowners
Last updated Nov 5, 2026. General information, not legal, tax or financial advice.
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