Frequently Asked Questions (FAQ's)
How to apply for a Residential Property Tax Loan?
A licensed loan officer calls to explain the loan and answer questions. They collect your info and
confirm the tax amount with your county, then we prepare a repayment plan and disclosures. You
e-sign with a mobile notary. Three days after closing, we pay the taxes and your repayment begins
per the agreed schedule.
When are property taxes due in Texas?
Property taxes are due when billed, and you can pay without penalty or interest until January 31; on
February 1 they become delinquent.
Resource: Texas Comptroller: Paying Your Taxes
What happens if I don't pay my property taxes in Texas?
Unpaid taxes become a lien. After they turn delinquent, the taxing unit can file a foreclosure suit to
collect.
What exactly is a property tax loan?
A property tax loan pays off your delinquent taxes so you can avoid escalating penalties, fees, and
potential foreclosure, then repay in installments.
How do property tax loans work?
After approval and closing, we pay your taxes and related charges. You repay through a
personalized, low monthly payment plan with no upfront costs.
Are you a homeowner who is having a hard time paying your property taxes?
Behind on home property taxes? We can help stop additional penalties and fees with a residential
property tax loan and a budget friendly payment plan.
What information is required for the residential loan application?
We typically need the property address, all owners’ names/addresses, SSN and date of birth, and
your latest mortgage statement (if any).
Resource: OCCC – Consumers (help & rights
What are the terms for property tax loans?
Fixed rate terms typically range 1–10 years; no prepayment penalty on homestead loans;
interest only options may be available; and no residential application fee.
What documentation is required for a commercial property loan?
For commercial loans, we typically request financials, ownership details, and governing documents
(e.g., articles or operating agreement).
Resource: Texas SOS – Business Filings (Entities)
Can a new lien be placed on my property?
A tax lien already exists; under Texas law it attaches each January 1. If we pay your taxes, that lien is
transferred to us under §32.06.
Can you foreclose on my property if I miss my payment?
We’ll work with you on an affordable plan and do everything we can to avoid foreclosure. If payments
stop and we can’t reach you, Texas law allows foreclosure on a transferred tax lien after required
timelines and notices.
Is there an application fee?
No application fee. You simply make your agreed monthly payments if approved.
Do you accept online payments?
Yes—ACH (bank to bank) auto draft is available so you don’t have to mail payments.
Can I roll in an existing loan from another lender?
Yes—if it’s the same property, we can refinance by combining your new delinquent taxes with an
existing tax-lien loan into one payment.
What makes Panacea Lending unique from other tax loan companies in Texas?
We can consolidate prior and current tax liens for one affordable payment, using efficient tech and a
responsive team to speed up closings
Resource: OCCC – Verify licensing & complaints
Can I get a loan from you for other purposes?
No. We only make property tax loans (loans used to pay property taxes).
Can I cancel if I change my mind after I close the loan?
For a homestead, federal law generally gives you 3 business days after closing to rescind. After the
rescission window, we fund your taxes and your monthly payments begin.
How long does the whole process take?
Typically about one week from your initial call to paying your taxes—often faster in emergencies
What does it cost?
No upfront costs. Fees are included in your payments and are subject to Texas regulations.
Can you help if my account is already with the county’s attorney or in a lawsuit?
Yes. If your taxes are in collections or a lawsuit, we can often step in, pay the delinquent amount, and
replace the county’s claim with a regulated tax-lien loan—stopping additional attorney fees and court
costs. Speed matters, especially if a judgment or sale date is set. Call us immediately so we can
confirm payoff, title, and a closing window before deadlines pass.
Will a property tax loan affect my mortgage escrow with my current lender?
It can. After we pay your taxes, your servicer’s escrow analysis may adjust your monthly mortgage
payment next cycle. We notify the taxing unit and, when needed, your servicer, so records reflect the
account is current. Keep an eye on your next escrow statement and let us know if you need any
payment proof or confirmations for their review.
Resource: CFPB: What is an escrow account?
Do you lend on land, lots, or non homestead property?
Yes. We finance delinquent taxes on many property types—including land, lots, rentals, commercial,
and other non-homestead real estate—subject to title review and our underwriting. Terms and
disclosures may differ from homesteads, but the goal is the same: stop penalties and bring the
account current with an affordable, fixed-payment plan.
I’m over 65 or disabled—should I get a tax loan or request a deferral?
Texas law may allow a tax deferral for homeowners who are 65+ or disabled. A deferral pauses
collection and foreclosure while interest accrues at a limited rate. Some seniors still choose a loan to
prevent rising balances or protect equity. We’ll review both paths with you so you can choose the
option that best fits your goals and timeline.
Can heirs or an estate get a property tax loan on an “ESTATE OF” property?
Often, yes—if all required heirs agree and title can be properly documented. Our attorneys can help
clarify heirship, affidavits, or probate steps needed to proceed. The aim is to secure the property, stop
penalties, and set a manageable payment plan while ownership is formalized. Contact us to review
your specific heirship situation.
How fast can you help stop a tax sale that’s already scheduled?
Very quickly if title is clear and the payoff can be confirmed before the sale deadline. We prioritize
imminent tax sales and coordinate documents, notary, and funding to bring the account current. If a
judgment and sale are already set, call us immediately—every day matters to halt the sale and
convert it into a regulated loan.
Resource: Texas Tax Code §34.01 – Sale of Property
