Texas Foreclosure Timeline Calculator

Understanding Texas Foreclosure Timelines

Texas is a non-judicial foreclosure state, meaning lenders don't need court approval to foreclose. This makes Texas one of the fastest foreclosure states in the country—often 60-90 days from default to auction.

For real estate investors, this speed creates both opportunity and urgency. The faster timeline means motivated sellers, but also less time to reach them.

Key Foreclosure Milestones

1. Missed Payment (Day 0)

The clock starts when a borrower misses their first mortgage payment. Most lenders have a 15-day grace period before assessing late fees.

2. Late Notices (Days 15-45)

The lender sends late payment notices and attempts to contact the borrower. At this stage, many homeowners catch up on payments.

3. Notice of Default / Acceleration (Days 30-90)

The lender demands full payment of the loan balance (acceleration) and files a Notice of Default with the county. This triggers the formal foreclosure process.

For investors: This is when properties first appear in court records. OpenDockets alerts you the same day these are filed.

4. Notice of Trustee Sale (At Least 21 Days Before Sale)

Texas law requires the lender to:

• Mail notice to the borrower at least 21 days before sale
• File notice with the county clerk
• Post notice at the courthouse door

For investors: This is your window to contact the homeowner and negotiate a deal before auction.

5. Foreclosure Auction (First Tuesday of Month)

All foreclosure sales in Texas happen on the first Tuesday of each month, on the courthouse steps. In Bexar County, this is at the Bexar County Courthouse.

If the property doesn't sell at auction, it becomes REO (Real Estate Owned) by the bank.

Timeline Summary

| Event | Typical Timing | |-------|---------------| | Missed payment | Day 0 | | Late notices | Days 15-45 | | Notice of Default | Days 30-90 | | Notice of Trustee Sale | 21+ days before sale | | Foreclosure Auction | First Tuesday | | Total timeline | 60-120 days |

What This Means for Investors

Contact Early

The earlier you reach a homeowner in the foreclosure process, the more options they have. Early contact means:

• More time to negotiate
• Seller has more equity (fewer fees accumulated)
• Less desperation, more rational decision-making

Know the Auction Date

Always know when the auction is scheduled. This is your hard deadline. Structure your offers to close before this date.

"First Tuesday" Planning

Plan your deal pipeline around the first Tuesday of each month. Properties that don't sell before then go to auction—but often come back as REO opportunities later.

Reinstatement Rights

Texas homeowners have the right to reinstate their loan (pay back payments and fees to stop foreclosure) until the earlier of:

• The date the trustee sale occurs, or
• 20 days after the servicer gives notice of acceleration

This means deals can fall through even after you've agreed on terms—the homeowner might find money to reinstate. Factor this into your pipeline planning.

Redemption Rights

Unlike some states, Texas has no right of redemption after foreclosure for most properties. Once the auction happens, the previous owner has no ability to reclaim the property.

Exception: Properties with IRS tax liens have a 120-day federal redemption period.

How OpenDockets Helps

We monitor Bexar County court filings daily and alert you to:

• New Notices of Default — First sign of foreclosure
• Notices of Trustee Sale — Auction is scheduled
• Auction results — Which properties sold vs. went REO

You get leads the same day they're filed, giving you maximum time to work each opportunity.

Related Resources

• San Antonio Foreclosure Leads
• How to Wholesale Real Estate in San Antonio
• Driving for Dollars in San Antonio