How to Do a Property Title Search: Step-by-Step for Investors

You found a tax-delinquent property that looks like a great deal. The numbers work, the location is solid, and the owner seems motivated. But before you write a check, you need to answer one critical question: is the title clean?

A property title search reveals everything attached to a property — liens, judgments, easements, deed restrictions, and the chain of ownership going back decades. Skip this step, and you might buy a property with $50,000 in hidden liens or a deed chain so tangled it takes years and thousands of dollars to sort out.

This guide walks you through how to do a title search yourself, what red flags to watch for, and when it makes sense to pay a professional.

What Is a Title Search?

A title search is the process of examining public records to determine:

1. Who owns the property — Current and historical ownership
2. What encumbrances exist — Liens, mortgages, judgments, and tax debts
3. What restrictions apply — Easements, deed restrictions, HOA covenants
4. Whether the seller can legally convey title — Is there a clear chain of title from the original grant to the current owner?

In the context of tax-delinquent property investing, the title search is especially important because these properties often have multiple issues: delinquent taxes (obviously), but also deferred maintenance liens, code violation liens, HOA liens, mortgage liens, and sometimes federal tax liens from the IRS.

What You're Looking For

Record Type	What It Tells You	Where to Find It	Red Flag Level
Deeds	Chain of ownership	County Clerk / Recorder	Check for gaps
Mortgage/Deed of Trust	Outstanding loans	County Clerk / Recorder	High if unpaid
Tax liens	Delinquent property taxes	Tax Assessor	Expected (you know this)
Federal tax liens	IRS claims against owner	County Clerk + IRS	Very high
Mechanic's liens	Unpaid contractor work	County Clerk	Moderate
Judgment liens	Court judgments against owner	County Clerk / District Court	High
HOA liens	Unpaid association dues	HOA management company	Moderate
Code violation liens	Municipal enforcement	City code enforcement	Moderate to high
Easements	Third-party access rights	County Clerk	Usually low
Deed restrictions	Use limitations	County Clerk / Plat records	Depends on plans
Lis pendens	Pending lawsuits involving property	County Clerk	Very high
Probate records	Estate proceedings, heir claims	Probate Court	High for heir property

Step-by-Step Title Search Process

Step 1: Identify the Property

Gather these identifiers before you start:

• Property address
• Legal description (lot, block, subdivision — or metes and bounds)
• Parcel/account number from the county appraisal district
• Current owner name(s)

You can find all of these on the county's Central Appraisal District (CAD) website. For Texas counties, see our complete county directory with CAD links.

Step 2: Search County Clerk / Recorder Records

This is where the bulk of your title search happens. Most Texas counties have online record search portals. Look for:

• Grantor/Grantee Index — Search by the current owner's name to find all documents where they received (grantee) or conveyed (grantor) property
• Document types to search: Warranty Deeds, Quit Claim Deeds, Deeds of Trust, Releases, Liens, Abstracts of Judgment, Lis Pendens
• Go back at least 20-30 years in the chain of title

Step 3: Trace the Chain of Title

Starting with the current owner, work backwards:

1. Find the deed that conveyed the property to the current owner (they're listed as grantee)
2. Note who conveyed it to them (the grantor on that deed)
3. Search that grantor as a grantee to find how they acquired it
4. Repeat until you reach the original subdivision plat or land grant

You're looking for an unbroken chain — every link should connect. Common breaks include:

• Name variations — "Robert Smith" vs "R.J. Smith" vs "Robert J. Smith Jr."
• Missing probate — Owner died but the property was never transferred through probate
• Missing divorce decree — Property acquired during marriage but only one spouse on the deed after divorce
• Tax sale gaps — Previous tax sale that may not have been properly executed

Step 4: Check for Liens and Encumbrances

Search the current owner's name (and recent previous owners) for:

Search	Where	What You're Looking For
Abstract of Judgment	County Clerk	Court judgments that automatically attach to all real property in the county
Federal Tax Lien	County Clerk	IRS liens — these survive some tax sales
State Tax Lien	County Clerk	State tax debts
Mechanic's Lien	County Clerk	Unpaid contractor claims (must be filed within specific timeframe)
Deed of Trust	County Clerk	Mortgages — check for corresponding release documents
Lis Pendens	County Clerk	Notice of pending lawsuit involving the property
HOA Lien	County Clerk / HOA	Unpaid homeowner association dues

Step 5: Check Tax Records

Visit the county tax assessor's website (or office) to verify:

• Total delinquent taxes owed (you probably already know this)
• Whether a tax lawsuit has been filed
• Whether the property has been posted for tax sale
• Any prior tax sales or struck-off history

Step 6: Check for Municipal Liens

These don't always appear in county clerk records. Contact the city directly:

• Code enforcement liens — Unpaid demolition costs, mowing liens, board-up costs
• Utility liens — Unpaid water/sewer bills
• Assessment liens — Street improvements, sidewalks, special assessments

Cities like Houston, Dallas, and San Antonio aggressively lien properties for code violations. A $500 mowing lien can grow to $5,000+ with penalties and interest.

Step 7: Check Federal Records

For properties you're serious about, check:

• PACER (Public Access to Court Electronic Records) — Federal lawsuits and bankruptcies involving the owner
• EPA / Environmental liens — Environmental cleanup obligations (critical for commercial/industrial properties)

Online Tools for Title Research

Tool	What It Provides	Cost
County Clerk website	Official recorded documents	Free (some charge per document view)
County CAD website	Property details, ownership, values	Free
PACER	Federal court records, bankruptcies	$0.10/page
DataTree / First American	Ownership history, comparable sales	Subscription
PropertyShark	Title docs, liens, permits	Subscription
Netronline	Directory of county recorder websites	Free (links to counties)
LienSuite	Tax-delinquent properties with owner info, delinquency history, scores	Free tier available

Red Flags That Should Stop a Deal

Deal Killers

• Active IRS lien — Federal tax liens survive Texas tax sales. The IRS has 120 days to redeem after a tax sale, and the lien amount can be substantial.
• Active bankruptcy — You cannot buy property from someone in active bankruptcy without court permission.
• Environmental contamination — If the property has EPA or TCEQ liens, cleanup costs can exceed property value.
• Missing heirs — If the owner died without a will and has many potential heirs, clearing title may take years. (Though this is also an investment opportunity for those who know how to work with heir property.)
• Active lis pendens — A pending lawsuit means someone else is claiming an interest in the property.

Proceed With Caution

• Old mortgage without release — The loan may be paid off but the release was never recorded. Usually fixable.
• Small mechanic's lien — Often negotiable for cents on the dollar.
• Code violation liens — Sometimes the city will negotiate, especially if you plan to bring the property into compliance.
• Minor chain of title issues — Name variations and minor gaps can sometimes be resolved with a quiet title action.

DIY vs. Professional Title Search

Factor	DIY Title Search	Professional Title Search
Cost	$0-$50 (document fees)	$200-$500
Time	2-6 hours per property	1-3 business days
Accuracy	Good for obvious issues	Professional-grade, catches subtle issues
Title insurance	Not available	Can purchase title insurance based on search
Best for	Initial screening, low-value properties	Properties you're serious about, higher values

Our recommendation: Do a DIY preliminary search to screen properties and identify obvious issues. If the property passes your initial screen and you're ready to make an offer, pay for a professional title search before closing. The $200-$500 cost is trivial compared to the risk of buying a property with hidden liens.

Title Issues After Tax Sale Purchases

If you buy at a Texas tax sale, you receive a Sheriff's Deed or Constable's Deed. This conveys the property, but it does NOT come with warranties or title insurance. Common next steps:

1. Wait out the redemption period — 6 months (non-homestead) or 2 years (homestead/agricultural)
2. File a quiet title action — $2,000-$5,000 in attorney fees, 3-6 months typical timeline. See our quiet title guide.
3. Obtain title insurance — After quiet title is complete, you can get a standard title insurance policy

For more on the entire process, see our due diligence guide for tax-delinquent properties.

Frequently Asked Questions

How far back should I search?

For a full title search, go back at least 30 years or to the subdivision plat, whichever comes first. For a preliminary screening, 10-20 years is usually sufficient to identify major issues.

Does a tax sale wipe out all liens?

In Texas, a tax sale generally wipes out most junior liens (mortgages, HOA liens, judgment liens). However, some liens survive: IRS federal tax liens (120-day redemption right), certain environmental liens, and any liens that were party to the tax suit. This is why a title search after a tax sale purchase is critical.

Can I get title insurance on a tax sale property?

Not immediately. Most title companies won't insure a Sheriff's Deed. You'll typically need to either quiet title through a court action or wait until the property has been in your name for several years with no claims. Some title companies have special products for tax sale properties — ask around.

What if I find a lien — does that kill the deal?

Not necessarily. Many liens are negotiable. Old judgment liens can often be settled for a fraction of the face value. Mechanic's liens may be expired. HOA liens can be negotiated. The key is to know what's there before you commit, so you can factor lien resolution costs into your offer price.