San Jacinto County tax sale, November 3 2026: what the records show

The sale runs at 10:00 a.m. on Tuesday November 3 2026 at the courthouse door in Coldspring. Twenty two cause numbers, and the character of this list is completely different from a West Texas sale. Most entries are platted lots in recreational subdivisions around Lake Livingston: Waterwood, Camilla Twin Harbors, Cedar Valley, Wild Bird Country, Lake Run-A-Muck Estates, Timber Cove and The Flowing Wells. A handful are acreage tracts out of original surveys.

Two of these sell a mobile home, not the land

This is the most expensive thing on the list to misread.

Cause D-10,323-23 is described in the notice as BEING A MOBILE HOME ONLY, HUD # HWC0105757, LOCATED ON LOT 1352, Section 4, Camilla Twin Harbors. Cause D-10,454-24 is similarly described as a mobile home only, HUD label TRA0368720,21, on Lot 33, Section 2, Diamond Six Estates.

In both cases what is being sold is the structure, not the dirt it stands on. A bidder who reads the subdivision name and the adjudged value and assumes a lot is included is buying a manufactured home sitting on ground somebody else owns. The adjudged value figures make this worse rather than clearer, because they can reflect the whole property while the sale covers only the home.

The notice does say so. It says so in capital letters. It is still the single easiest mistake to make at this sale.

A platted lot comes with rules a tract does not

Most of these are lots in subdivisions platted for recreation, which means recorded restrictive covenants, and in many cases a property owners association with dues that survive a tax sale as an obligation running with the land.

Before bidding on any of them the questions are whether the subdivision has water and sewer service or requires an individual well and septic system, what the recorded covenants permit, whether the association is active and what it charges, and whether any assessments are already outstanding. None of that is in the sale notice and all of it is in the county records.

Lake Livingston means flood is a live question

Several of these subdivisions sit near the lake. Flood zone matters, and the distinction that matters most is whether a regulatory floodway crosses the lot rather than just a floodplain. They are separate layers on the same FEMA map. A floodplain lot gets built elevated. A floodway lot generally does not get built at all, because 44 CFR 60.3(d)(3) requires the community to prohibit encroachment unless an engineer certifies no rise in flood levels.

Septic on a small lot

For anything outside a sewer service area, 30 TAC 285.4 sets the minimum lot size for an on site sewage facility at half an acre with public water and a full acre without. Several lots on this list are well under either figure. A small platted lot in a subdivision without central sewer may not support a permitted septic system at all, which makes it unbuildable regardless of what the covenants allow.

Redemption still applies

Under Texas Property Tax Code 34.21 the former owner keeps a right of redemption after the sale. Two years for residence homestead or agricultural property, with a premium of 25 percent in the first year and 50 percent in the second. One hundred eighty days for everything else, with the premium to a non taxing unit purchaser capped at 25 percent.

What we would check before bidding here

• Whether the sale covers the land or only a structure, which the cause description states.
• Whether the subdivision has central water and sewer or requires a well and septic.
• Lot size against 30 TAC 285.4 if septic is required.
• Recorded covenants and any active property owners association and its assessments.
• Flood zone and whether a regulatory floodway crosses the lot.
• Exemption status, which decides whether redemption runs 180 days or two years.

Sources and limits

Property details are from the published Perdue Brandon Fielder Collins and Mott tax sale notice for the San Jacinto County November 3 2026 sale, which directs readers to sjcad.org for addresses and maps. Septic minimums are 30 TAC 285.4. Floodway requirements are 44 CFR 60.3(d)(3). Redemption rules are Texas Property Tax Code 34.21. This is records research, not legal advice, and we hold no interest in any property on this list. Status changes up to the sale, so verify against the current notice before bidding.