When an owner stops paying property taxes in Texas, the taxing units file a lawsuit at the courthouse (Tax Code §33.41) — years before the property reaches any auction list or investor app. TaxDeedRadar™ watches Van Zandt County's filings and tells members first.
A taxing unit sues to foreclose the tax lien — Tex. Tax Code §33.41. Public record the same day. This is the earliest legal distress signal that exists, and it's where our feed begins.
After judgment, the property enters the county's delinquent sale pipeline and eventually gets a sale date. Most investors first hear of it here — with everyone else.
Van Zandt County tax sale · first Tuesday monthly · list by LGBS. Winning bidders take deeds subject to Texas redemption: 180 days on most property, 2 years on homestead/agricultural (Tax Code §34.21).
A lead list dies the moment everyone has it. So we don't sell everyone the list — Van Zandt County is capped at 50 members, permanently. Seats are assigned in waitlist order the day the county goes live.
Suits are being filed in Van Zandt County every court week — and every one is an owner someone else will reach first if you're not on the feed.
Completely. Tax suits are public court records. Texas law keeps district-court records open for public examination; we read what's public — faster, and every day. Tex. Tax Code §33.41 · Gov't Code ch. 552
The raw record is scattered across portals, dumps, and PDFs with no filter, no owner mailing addresses joined, and no alerting. You could rebuild it. So could anyone — years from now, when these properties finally hit the lists everyone else reads.
Because we sell an edge, not a spreadsheet. Capped seats keep response rates high for the people inside — which is exactly why the cap never moves.