- What is pre-foreclosure?
Pre-foreclosure is the period of time leading up to the sale of a property for mortgage
and/or tax delinquency. A pre-foreclosure property has not yet set at the
auction and can still be sold by the existing homeowner.
- What is post-foreclosure (a.k.a. R.E.O)?
A post-foreclosure property, or R.E.O., is a property that has been sold at the auction and is now owned by the lienholder. At this time, an investor can attempt to contact the lienholder to see if they are willing to sell the
property. Our exclusive Confirmation
Report will provide you with the quickest access to the
results of the auction allowing you to immediately begin reaching out to the
lienholders who recently acquired the property. The information in this
report comes to you so quickly that sometimes the lienholder hasn’t even
learned of the results from the auction yet! Do note: Shortly after the
property sells at auction, most lienholders will obtain the services of a
local broker to attempt to sell the property on the open market for fair
- What is the redemption period for tax foreclosures?
Redemption periods for tax foreclosures vary in many ways
depending on the type of sale. The most common sales are property tax
foreclosures. The redemption periods for these properties first depends on
whether or not the property has been homesteaded. The
Report will provide you with the exemption status,
which will help you determine the appropriate redemption period. If a
property is homesteaded, the redemption period in Texas is 2 years. If
the property is non-homesteaded, the redemption period in Texas is 6 months.
- What is the redemption period for mortgage foreclosures?
There isn’t a redemption period for Mortgage
Foreclosure in Texas. The only exception to this situation is the
non-judicial foreclosure of Assocation liens and Tax Transfer liens.
These foreclosures will have redemption periods. Association
foreclosures have a 180 day redemption period. Tax Transfer Liens have
a redemption period of 2 years.
- How do I get inside to view the homes before auction?
Prior to the sale of a property at the foreclosure
auction, the homeowner in default is still the owner of the property.
Therefore, if you wish to have access to the property you will need
permission from the homeowner. Otherwise, you will be unable to get inside.
- What is the final day a trustee can post a property for foreclosure?
The final day a property can be posted for
foreclosure in the State of Texas is 21 days prior to the auction per the
Texas Property Code.
- How can I locate notices of default for these properties?
Using Harris County as an example, trustees file
between 1000 and 3000 Notices of Foreclosure each month in county records
under the requirements of the Texas Property Code. However, the Texas
Property Code does not require the filing of Notices of Default. Most of the
major Trustees who represent the most active financial institutions do not
file Notices of Default. Seeing as how most trustees do not file these
Notices of Default and the Texas Property Code does not require such filings
it comes as no surprise that a recent review of deed filings yields only a
small handful of actual Notices of Default and certainly not by the major
lienholders. F.I.L.S., Inc. chooses not to deceive its customers by
providing a list of these minimal and inconsequential Notice of Default
- Who are the trustees?
In most cases,
the trustees are attorneys that have been hired by the lienholder to
foreclose on the property. However, a trustee does not have to be an
- Can I call the Trustees for information?
The trustees' general obligations are to their
clients, the banks and mortgage companies, and they are generally very
reticent to disclose pending foreclosure information. They also have privacy
- Can I contact the banks for more information?
As is the case with Trustees, the banks will
generally not disclose any information from their files which concern the
rights of privacy of their customers, the homeowners.
- Which law governs foreclosures in Texas?
The mortgage foreclosure process in Texas is governed by
the Texas Property Code, Section 51.002. To read this statute, visit the
Texas Legislature website at
www.capitol.state.tx.us, click the Statutes link, then the Property Code
- What is the foreclosure timeline?
First, the homeowner purchases a property and takes out a new loan. At some
point during the course of the next several months/years, the homeowner
begins defaulting in payments to the lender. The lender will send a demand
letter to the borrower providing a final 20 days to bring the note current
or face foreclosure. After non-payment during this period of 20 days, the
lender will post the Notice of Trustee’s Sale at the designated location per
the Texas Property Code and a copy will be mailed to the homeowner. The
first Tuesday of the following month will result in the property being sold
by a trustee who has been appointed if the homeowner has not cured the
note. By selling to an investor, filing bankruptcy, or bringing the note
current the homeowner can avoid the pending foreclosure.
- Can I use this information to re-sell it or provide it to other people?
No. Under no circumstances does
F.I.L.S., Inc. authorize, allow, or encourage the use of our copyrighted
information for means of re-selling and/or sharing with other individuals.
Such behavior is in direct violation with the copyright and will result in
legal ramifications. Please see our policies
page for more detailed information.
- What is the difference between the current month listings and next month listings?
Current listings for use of
this website are considered active postings for the upcoming auction (the
first Tuesday of the upcoming month). When F.I.L.S., Inc. refers to “next”
month’s listings we are referring to the early postings for the NEXT month’s
auction, which is the auction following the upcoming auction. For example,
if it is October 10th then the current listings are for the
auction on the first Tuesday of November. The next month’s listings (or
early postings) are for the auction on the first Tuesday of December.
- When is the foreclosure auction?
Per the Texas Property Code
51.002, the foreclosure auctions are held the first Tuesday of each month (in
the respective county) regardless of holidays (such as January 1st
and July 4th).
- What time is the auction held?
The auction is held from 10:00 a.m. to 4:00 p.m.
- Where is the foreclosure auction?
Harris County – Bayou City Event Center @ 9401 Knight Rd, Houston, Tx
Montgomery County – 501 N. Thompson Room 402, Conroe, Tx
Fort Bend County – Travis Bldg @ 301 Jackson 1st Floor Meeting Rm, Richmond, Tx
Galveston County – Justice Center @ 600 59th St, Galveston, Tx
Nueces County – Courthouse @ 901 Leopard, Corpus Christi, Tx
Brazoria County – Courthouse @ 111 E. Locust, Angleton, Tx
- How do I pay for a property purchased at the auction?
You must have your funds
immediately upon becoming the successful bidder. You can pay with cash and/or
cashier’s check in full for the entire amount of your bid. You cannot make
partial payments and/or financing to purchase at this auction. We recommend you
make the cashier’s check out to yourself so that if you are the successful
bidder you can endorse it over at that time. We also recommend bringing
different checks for different denominations so that you can get as close to
your bid price as possible. If you are owed change from your purchase, you will
not receive it at the auction. The trustee will take the money back to their
office and a check will later be disbursed to you for the difference.
- Do I have clear title immediately upon purchase at the auction?
We strongly recommend that you
abstract title prior to your purchase at auction. Please visit our Contact Us page to ask about abstractors that can search title for you.
- Tell me more about title regarding Mortgage foreclosures?
It is important that you abstract
title to make sure that the lien that is in foreclosure (that you are
considering purchasing at auction) is the senior lien. Knowing that the lien
you are purchasing at auction is the senior lien, this purchase would wipe out
junior liens. Lien superiority is determined by loan date. The older the loan
date the more senior the lien. If there is an Internal Revenue Service lien
against the property, it is a good idea to check with the trustee to ensure
proper notification has been given to the I.R.S. Buying a junior lien at the
foreclosure auction means you (as the successful bidder) would become subject to
any senior liens and their loan balance/monthly payments. Non-payments of
these liens would obviously result in foreclosure action and potential loss of
said property. Don’t forget to check back property taxes and maintenance fees
that could also be independently owed. CAUTION: FILS, Inc. does not guarantee the accuracy or entirety of this clear title
question/answer. It is important that you consult a title company, abstractor
or attorney for title advice.
- Tell me more about title regarding Tax foreclosures?
It is important that you abstract
title to see what liens exist against the property. Now having an itemized list
of the liens that are owed, you will need to take this information to the
District Clerk’s office located on the 2nd floor of 201 Caroline in
downtown Houston. Use the cause number provided on our list, to research
the lawsuit of which you are interested. Viewing this lawsuit will allow
you to ensure proper notification has been made to these lien-holders. As
long as each lien-holder has been properly notified and enjoined in the lawsuit
such liens would wipe out as a result of the foreclosure. Any lien-holders
NOT properly notified or enjoined in the lawsuit would remain in place, which
means you (as the successful bidder) would become subject to their loan
balance/monthly payments. Non-payments of these liens would obviously
result in foreclosure action and potential loss of said property. CAUTION: FILS, Inc.
does not guarantee the accuracy or entirety of this clear title
question/answer. It is important that you consult a title company, abstractor
or attorney for title advice.
- Where do I register to bid on Tax foreclosures?
You have two choices for
registration. You can visit the Harris County Tax office online at:
Or you can register the morning of
the foreclosure auction. In Harris County, registration is conducted outside
under the white tent.
- Do I have to register for Tax and/or Mortgage foreclosure bidding?
Yes, to bid on tax foreclosures you have two choices for registration. You can visit the Harris County Tax office online at: http://www.hctax.net/Property/TaxSales/TaxSales
Or you can register the morning of the foreclosure auction. In Harris County, registration is conducted outside under the white tent.
As for mortgage foreclosures, there is no registration required.
- What if the first Tuesday falls on a holiday (such as July 4th or January 1st)?
The auction will be held regardless of holidays.
- Can anyone bid at the auction?
Yes. The bidding is open to the public.
- Do I have to be and/or have a real estate agent with me to bid on property?
Absolutely not. Anyone interested in bidding on properties or witnessing the foreclosure auction is free to do so.
- What is a resale?
The term re-sale only applies to
Tax delinquent properties. It means that a property has been up for tax
foreclosure before, was not purchased by an investor at the first auction but
instead was struck off to the taxing authority and is now back up for auction
again. Re-sales are found on the Constable Sale Posting List.
- Why can't I log in?
In most cases, this is a function
of the browser you are using. Please be sure to use Internet Explorer to access
our website. If you are using Internet Explorer and experiencing a problem, we
recommend first trying to disable your firewall to see if this resolves the
- Can I get a FREE trial?
We do not offer a free trial.
However, you can view the Free Listings section
where you can view approximately 10-15 free listings that are actual postings for
the upcoming auction. In addition, included with your purchase of our
pre-foreclosure report are both the upcoming auction data and the following
month's auction data.
- I ordered a Deed of Trust but when I tried to open the document nothing happened. Why?
In most cases, this is a result of
a pop-up blocker on your computer. Please be sure to turn off the pop-up
blocker. If you do not want to turn off the pop-up blocker, simply hold down
your control key (as it will temporarily disable the pop-up blocker) and then
click to view. If you have already successfully ordered & viewed one Deed of
Trust document and not closed the window before viewing the next Deed of Trust
document, the subsequent Deeds of Trust will appear in the already opened Deed
of Trust window.
- How do I change my password?
Use the Live Help button on most pages of our website, call our office, or email to change your password.
- What are the free listings?
The Free Listings section allows
you to view approximately 10 free listings that are actual postings for the
upcoming auction. To view the other 2200-2800 (on average) properties, please
click ORDER NOW.
- What is the difference between the current month listings and next month listings?
Current listings for use of this website are
considered active postings for the upcoming auction (the first Tuesday of
the upcoming month). When F.I.L.S., Inc. refers to “next” month’s listings
we are referring to the early postings for the NEXT month’s auction, which
is the auction following the upcoming auction. For example, if it is
October 10th then the current listings are for the auction on the
first Tuesday of November. The next month’s listings (or early postings)
are for the auction on the first Tuesday of December.
- Why has my credit card been charged again?
As seen on our subscription form,
our policies page, and our user agreement the one month subscriptions are
subject to an auto-renewal. This auto-renewal service was highly requested by
many of our long-standing customers. For cancellation, please use the
Live Help button located on most pages of this website, send an email, cancel online once you are logged in, or call our office during normal business hours. Please refer to the
policies page and user agreement as we do not
offer a refund for the charges that have already occurred.
- Can I convert my 1 month order to a long term subscription?
Yes. Conversion can only be made
with a customer service representative. Please use the Live Help button
located on most pages of this website, send an email, or call our office during normal
business hours. The longer term subscriptions have built-in discounts and are
recommended to save you money!
- What is the $5 charge I see on my credit card?
The order of PET via the camera
icon results in a $5.00 charge which is clearly stated when you initially click
the camera icon. You have to acknowledge this charge prior to the charge being
placed on your credit card.
- I just received an invoice and I do not want to renew. What do I do?
As noted at the bottom of the
invoice, renewal is optional. If you do not wish to renew your subscription
with our service simply discard the invoice as your subscription will simply
- What does it mean that my subscription is 1 issue NOT 30 days?
One month means one issue NOT 30
days. Each issue expires the first Tuesday of the month following the date you
first enroll. By law, the foreclosure sales in Texas occur on the 1st
Tuesday of each month and consequently all data in the current issues expires.
- How do I stop the auto-renewal?
This is easy! Simply use the Live Help button located on most pages of our
website, send an email, cancel online once you are logged in, or call our office
during normal business hours.
To cancel yourself simply log in with your Username & Password. The first
page to appear is the File Access Page. Scroll down to the 4th peach colored
heading titled "Field Title Definitions, User Agreement, Statement of Purpose,
etc.". Click the 3rd choice "Membership Options". This will open a
Pop Up window. (If you use a Pop Up Blocker you will need to hold down
your control key on your keyboard to allow the window to appear.) This window
will ask you if you wish to cancel your monthly membership and you will simply
click Submit. Please write down the dated Monthly Membership Cancellation
Confirmation Number for your records.
- What is the deadline to stop the auto-renewal before it charges my credit card again?
The day before the foreclosure auction each month.
Where to Get Lists
- Where can I pick up a hard copy listing?
Service Docs – Downtown Houston
Law Library – Service Docs
6:30 am – 6:30 pm (Monday – Friday)
- What is the fastest way to obtain the reports?
online listings provide immediate access to the current postings/results.
Online subscription is the most advanced way of obtaining this information.
- Why should I order the lists online?
Our online reports provide immediate access to foreclosure postings and post
foreclosure/REO data. Not only will you have constantly updated access
to the current month's pre-foreclosure postings but you will also receive
the future month's pre-foreclosure postings at NO ADDITIONAL CHARGE!
The online reports include enhanced data such as bedrooms, square footage,
year built, estimated opening bid price, number of times previously posted,
some with pictures, etc!
- Can I view the early postings for next month?
Yes! As a currently active subscriber
you are able to view the early postings for the NEXT month’s auction for
- What does it mean if there isn't any information in a field?
Most likely you are viewing the report
prior to the final publication and that information is still becoming
available. In some cases, it means that we were unable to obtain such
information. For example, a property may not have tax record
information or perhaps the tax records are only providing the value of the
land as it is new construction. In these cases, we are either unable
to obtain the information or we are aware that the data we are viewing is
lacking something of relevance for our customers.
- What does it mean if the Sales Confirmation Report says the property was not sold to a Third Party Bidder?
If the property was sold on the day of auction, but NOT to a 3rd party bidder then the property sold back to the lienholder.
- Does FILS, Inc. have the names of the successful bidders?
No. F.I.L.S., Inc. does not record and/or keep the names of any bidders.
- How often are the reports updated?
The reports are updated as new information becomes available which can mean it is updated multiple times in one day.
- Where are the commercial listings for Harris County?
You can easily view the commercial
postings for our reports. For Surrounding Counties-simply download the entire report and then
click the button on the bottom right of your screen that reads: COMMERCIAL.
This button will take you directly to the commercial listings. For Harris
County-Simply click to highlight Harris Commercial Properties from the File
Access Page, choose to view or sort the report, choose which month you would
like to view then click Access.
- When is the report complete?
The final posting day is 21 days before the auction. All of the
property listings are in the system for your viewing late that evening.
However, additional information is being uploaded through the remainder of
that week. This information pertains to Harris/Fort Bend/Montgomery
counties. The other counties are complete 19 days before the auction.
- Why is there so little data on the foreclosure report sometimes?
On the 2 traditional posting days each month (the 22nd and 21st day prior to the auction) you will immediately see basic data published to our reports within minutes of the public release of the notice. Within hours of the basic data posting to our site, enhanced data which may include loan amounts, loan types and terms, bedrooms, square footage and valuation information will be added to each property line.
- How can I tell the report is complete?
The quickest way to know with certainty if the report is
complete is to read the breaking news section of the website. It is
constantly updated with report status and other news of interest. Updates are also found on the Message Board on your File Access Welcome Page after you log in.
- How do I contact the trustee and/or mortgage company?
If you are a current online
subscriber you can click on the name of the mortgage company and/or the
trustee to obtain their address and phone number.
- What do the field/column headings on my report stand for?
The field title definitions are found on each foreclosure or tax list once you have logged in.
- How do I Export to Excel?
SEE VIDEO IN VIDEO TUTORIALS - From the Format Section at the bottom of the Sort and Select page click on
Customized Format, Click on Spreadsheet Layout, Number the fields in the
order you would like them to appear on the spreadsheet, Click Submit. A
pop-up will appear asking to Open or Save the file. Click Open and this
will open the data of your choice in a spreadsheet in Excel for you to work
or save. MUST use Internet Explorer as your web browser. Exported data
from this website is for internal use only. By User Agreement, such exported
data may not be sold, reproduced or redistributed in whole or in part to
The common address of the property. The common address is provided on a
significant percentage of the foreclosure notices, however, some must be
researched by FILS staff from tax rolls. FILS does not guarantee the
accuracy of this field of data. Note: "VIC"means "vicinity of".
Automated Valuation Calculation - A property valuation calculation based upon
comparable sales data of previous retail home sales for the same street or
neighborhood. (Subscribers are cautioned that this valuation is a reasonable
estimation of the property's value, however, it is recommended that subscribers
obtain an independent evaluation).
Number of bedrooms.
In most cases, the foreclosure notice does not disclose the current owner if the
mortgage had been assumed. However, in the few cases when the Current Owner name
is provided on the notice, the name appears in this field.
Est Bid Price:
Bid prices are not public information. They are not provided by Trustees or
Banks nor are they furnished on the actual foreclosure notices. However,
representatives of Foreclosure Listing Service have recorded the final bid
prices of every property foreclosed at every foreclosure sale since 1967. From
our extensive data base of recorded final bid prices, we have been able to
derive a formula for calculating the estimated opening bid prices.
Users of this field are cautioned that the Est Bid Price we
provide is not the actual opening bid because again, Texas law
does not require the disclosure of such information by Trustees. We also caution
users that this field is an estimation but generally is within 3%
to 6%, plus or minus, of the opening bids and also caution users that our
estimation may occasionally be dramatically different from the actual opening
The investment gross margin. Estimated Equity is the difference between the
property value and the Estimated Loan Balance.
Est Ln Bal:
Estimated Loan Balance - Texas law does not require the disclosure of the loan
balance and such information is not publicly available. FILS programs run an
algorithm that estimates the Loan Balance based upon the original amount
borrowed, the mortgage term, and the average prevailing mortgage interest rate
for the origination date of the loan.
Estimated Profit Margin - The percentage difference between the property's value
and the Estimated Loan Balance.
Film Code Nbr:
The Deed of Trust filing reference number in County Clerk records.
(Only pertains to the "Last Sale Confirmation Report") - The final and
successful closing bid at the foreclosure sale usually occurring only when there
is competitive, third party bidding.
(Only pertains to the "Last Sale Confirmation Report") - The bank or mortgage
company which "repossessed' the property at auction, resulting from no third
party cash bid.
The reference grid in Key Maps locating the property.
The Lot Number, Block Number and Subdivision location of the property.
Ln Orig Dte:
The date when the Original Mortgagor (homeowner) received his mortgage for
purchase of the property.
The mortgage company's loan identification number.
CONV - Conventional Loan
FHA - FHA Loan
VA - VA Loan
EQUITY - Home Equity Loan
M - Mechanics Lien (generally a
home improvement 2nd lien)
HOA - Assessment (HOA Maintenance
SECOND – Second Lien
TAX – Tax Transfer Lien
The bank or mortgage company.
(Only pertains to the "Last Sale Confirmation Report") - The original bid
announced by the Trustee at the foreclosure sale. If there is not competitive,
third party bidding, this is also generally the final bid in favor of the bank.
Org Loan Amt: The original mortgage amount borrowed by the
The original owner of the property. (May also be the Current Owner).
The assessed tax or market value of the property recorded in County Tax rolls.
Sold to 3rd Party: (Only pertains to the "Last Sale Confirmation
Report") - Denoting a sale of property at auction to a party other than the bank
resulting from competitive cash bidding.
Sq Ftg: The square footage of the home.
Tax Acct ID Nbr:
The identification number of the property in County Tax rolls.
The term of the mortgage usually reported in the number of years.
Time of Sale:
Texas law requires the statement of a three hour window within which the Trustee
will sell the property at auction.
(Only pertains to the "Last Sale Confirmation Report") - The time at which a
successful bid closed the sale at auction.
Trustee: The representative appointed by the bank or
mortgage company to conduct the sale at auction, usually an attorney.
Trustee Ref Number:
The identification number of the foreclosure files and documents in the
Probate Report List 1 and List 2
distinctions: In some cases, the applicant (usually the estate executor) is the
spouse of the deceased and the address reported in the probate filing matches
the property address owned by the deceased. It is generally presumed that this
reported address is part of the estate and therefore subject, in some cases, to
sale to satisfy claims against the estate.
The Probate Report List 1 includes such filings
In other cases however, the applicant is either a
non-relative or indirect relative of the deceased and the address reported in
the probate filing is not the deceased party's address, is not part of
the estate, not subject to sale, and is instead simply the address of the
applicant (usually the executor), provided in the public record as a
correspondence address for matters regarding settlement of the probate case.
The Probate Report List 2 therefore reports
addresses of the applicant which are in the public record but such addresses are
not included as assets of the deceased subject to sale to satisfy claims against