Falling behind on property taxes can happen fast when bills stack up or escrow changes catch you off guard. The key is acting early and documenting what you can pay now versus what needs a short schedule. When you approach the tax office or your mortgage servicer with clear numbers and proof, options open up.
At Michael Saegert, Attorney at Law in Texas, we help homeowners in Houston, Pasadena, Sugar Land, The Woodlands, Beaumont, Corpus Christi, San Antonio, Austin, Dallas, Fort Worth, El Paso, and beyond. With the right plan, you can protect equity, stop penalties from snowballing, and keep your home while you catch up.
Why Property Tax Delinquency Triggers A Sale
Texas law provides counties with strong tools to collect unpaid taxes, as schools, roads, and services rely on this revenue. When bills go unpaid, interest and penalties accumulate, and the account can be transferred to collections. If the balance isn’t addressed, the county can file a lawsuit and request a court judgment that authorizes a tax sale.
This timeline isn’t instant, but it moves steadily. That’s why early communication matters—once a suit is filed or a sale is set, you’ll need faster action to pause enforcement. Knowing where you are in the process helps you pick the right step to prevent foreclosure due to delinquent property taxes before deadlines tighten.
First Moves When You’re Behind
Start by pulling the current balance from the tax assessor-collector or the private firm handling collections for your county. Ask for a written payoff that lists base tax, interest, penalties, and fees. If you have a mortgage with escrow, contact the servicer to confirm whether they’ve advanced funds and added the amount to your account.
Next, sketch a quick budget that shows what you can pay now and what you can pay in the next 60–120 days. Bring that plan to the tax office or the collector and request a short repayment arrangement that suits your financial situation. Having a realistic proposal in hand improves your odds of avoiding foreclosure without breaking your monthly cash flow.
Options That Can Stop A Tax Sale
Once you’ve sized the problem, you can choose among several tools that reduce or spread the balance. The right mix depends on your income, equity, and how close you are to enforcement. Before you commit, review these options and match them to your timeline and budget so you can prevent foreclosure due to delinquent property taxes:
Payment plans with the tax office: Many counties will split the balance over several months, especially for homestead properties, as long as you stay current on new bills.
Escrow advances through your mortgage servicer: If escrow runs short, the servicer may front the taxes and recast the payment. This can buy time, but it usually raises your monthly mortgage.
Homestead, over-65, disability, or other exemptions: Qualifying for an exemption can lower future bills and keep you from falling behind again. Ask how to apply and when changes take effect.
Installment agreements after suit is filed: Even in litigation, some collectors accept scheduled payments that pause a sale if you make each installment on time.
Refinancing or a small home-equity loan: If you have equity and income, consolidating the tax debt into a lower-rate loan can reduce penalties and stabilize payments.
Nonprofit or community programs: Some local groups offer temporary assistance for taxes on a primary residence; proof of hardship is usually required.
After you settle on a path, get the agreement in writing and set calendar reminders for every installment. Following the plan precisely is what keeps foreclosure due to delinquent property taxes off your back once the county is satisfied with your progress.
Working With The Tax Assessor-Collector
The tax office wants predictable payments and clear communication. Bring ID, your property account number, proof of homestead if applicable, and recent correspondence. Ask for a detailed ledger so you understand how interest and penalties are calculated each month, which helps you decide whether to pay a lump sum or make staged installments.
If a private law firm or collection vendor has the file, contact them in writing and retain copies of all emails and receipts. Written records matter if you need to show a judge you’ve been diligent. Clear documentation also protects you if staff changes or account numbers are reassigned during the year.
Mortgage Escrow and Servicer Coordination
When a servicer advances delinquent taxes, the county is paid, but your mortgage payment often increases. Request a written escrow analysis so you know the new monthly amount and how long the shortage will be spread out. If the increase isn’t affordable, ask about loss-mitigation options that can smooth the payment.
If your servicer hasn’t advanced funds, ask whether they can pay the county directly and place the shortage in escrow. That route consolidates payments under one bill and can be easier to track, although it may cost more over time. The goal is predictability—fewer moving parts make it harder for delinquency to creep back in.
Homestead Protections and Exemptions
Homestead status can lower your taxable value and may open the door to installment plans that aren’t available for nonhomestead property. If you haven’t filed for a homestead exemption, check whether you’re eligible and what proof is required. Reducing future bills is a key part of preventing foreclosure due to delinquent property taxes in the long term.
Other exemptions, such as those for individuals over 65 or those with disabilities, can result in additional savings or even allow deferrals in certain circumstances. Ask the appraisal district which forms apply to your specific facts and when the adjustments will be reflected on the bill. The earlier you file, the sooner the relief can help you stay current.
If a Lawsuit or Sale Is Already Scheduled
Don’t freeze if you receive a citation, judgment notice, or sale posting—there’s still time-sensitive work to do. Call the collector listed on the notice, request a payoff good through the hearing or sale date, and ask what amount will pause enforcement. Then decide whether you’ll pay in full, enter a written agreement, or seek relief in court to prevent foreclosure due to delinquent property taxes.
If you have a hearing date, appear with proof of payments, bank records, and any agreement you’ve signed. Judges look for concrete progress and credible plans. Even late in the process, a documented path to cure can stop a sale, provided you meet the terms exactly and keep new taxes current.
Documents Homeowners Should Gather
Good paperwork speeds approvals, avoids repeat trips, and proves what you’ve paid. Before you meet with the county, the collector, or your servicer, organize a clean packet that makes the next steps obvious:
Recent tax statements and notices: Bring the original bill, delinquency letters, and any lawsuit or sale postings so that everyone is reviewing the same account.
Proof of identity and property ownership: A driver’s license, deed of trust, and warranty deed help staff quickly retrieve the correct records.
Payment history and bank records: Receipts, canceled checks, or online confirmations show what’s already been paid and when.
Homestead and exemption documents: Approval letters or filed applications support installment eligibility and future bill reductions.
After you meet, file all new receipts and agreements in the same folder. That ongoing record becomes your roadmap if questions arise or staff changes during the year.
Reach Out To A Reputable Tax Lawyer
If you’re staring at a tax notice, a lawsuit, or a sale date, Michael Saegert, Attorney at Law can help you choose the fastest workable path to stop enforcement and protect your home. We serve clients throughout Texas, including Houston, Pasadena, Sugar Land, The Woodlands, Beaumont, Corpus Christi, San Antonio, Austin, Dallas, Fort Worth, El Paso, and beyond. Contact us today to discuss practical options that fit your budget and timeline.
