Effective date: August 30, 2026
These terms are an agreement between you and BTWS Services, LLC, a Texas limited liability company ("BTWS", "we", "us"), the owner and operator of The Foreclosure Docket at foreclosedocket.com (the "Service"). By signing in with an access code or using the Service, you accept these terms. If you do not agree, do not use the Service.
The Foreclosure Docket is a subscription research service. For properties posted for first-Tuesday foreclosure sales in covered Texas counties (currently Montgomery County, with Harris County launching), we compile public records — the trustee's filed notice of sale, county clerk recording index entries and recorded instruments, central appraisal district data, and tax office data — into a single docket. We also publish modeled estimates, such as estimated loan payoff ranges and estimated upside or margin. Modeled estimates are clearly labeled as estimates. They are not appraisals, title reports, legal advice, or investment advice.
The Service is licensed for your personal use or your own internal business use. You may not:
The underlying county records are public records, and nothing in these terms restricts your right to obtain them directly from the counties. Our selection, compilation, organization, enrichment, and presentation of that data — along with our modeled estimates, software, and site content — belong to BTWS and are protected by law. We grant you a limited, revocable, non-exclusive, non-transferable license to use the Service under these terms.
The Service is a research aid, not professional advice. Nothing on the Service is legal advice, investment advice, financial advice, a title report, a title opinion, or an appraisal. BTWS is not a law firm, brokerage, title company, or investment advisor.
Estimates are models. Estimated loan payoffs, upside, margin, and similar figures are computer-generated estimates built from public records and stated assumptions. They can be wrong, incomplete, or outdated, and actual figures may differ materially.
Automated research contains errors and omissions. The Service reads scanned county documents with automated systems. Despite verification layers, automated reading can misstate amounts, dates, names, and legal descriptions; match a property to the wrong parcel; miss liens, releases, or entire postings; and carry forward errors present in the county's own records. A lien, posting, or encumbrance NOT shown on the Service may still exist, and a figure shown may be wrong. The official county records are the only authoritative source and control over anything displayed here.
Always do your own diligence. Every time. Postings are withdrawn, amended, and refiled constantly. Before bidding on or taking any action regarding a property, you must independently verify all information against the official county records — including the recorded instruments each figure links to — confirm the property remains on the sale list on the day of sale, and conduct your own due diligence, including a title examination by a qualified professional. Do not bid in reliance on the Service alone.
A property missing from the Service may still be selling. We work hard to capture every notice the county posts, and we publish the coverage checks that guard it, but we do not guarantee we caught them all. Absence from a docket is not evidence that a property is not in foreclosure, is not scheduled for sale, or did not sell. Draw no conclusion from a property we do not show.
Two different kinds of information appear here, and they do not carry the same risk. Some fields come from the posted notice itself: the borrower, the lender, the sale date, the recorded instrument number and the legal description. Everything else is our research layered on top — the appraisal district's parcel and values, tax status, the recorded lien stack, modeled loan payoff, and estimated upside. That second layer is assembled by automated systems, from separate sources, under time pressure, and it is where errors are most likely. Every derived figure links to the record it came from; follow the link before you rely on the number.
The trustee we name may not be the person who conducts the sale. Texas law allows a mortgagee or mortgage servicer, usually acting through its law firm, to appoint substitute trustees, and it may do so at any time — including the morning of the sale, without notice to you or to us. Where we show a trustee we are reporting the name on the notice or the party who has historically acted in that role. Treat it as a pointer, not as the identity of the person who will conduct the auction.
At the sale, the auctioneer's spoken word controls. If anything announced at the auction differs from what the Service shows — the property, the opening bid, the terms, or whether the sale is going forward at all — the announcement governs and the Service does not.
Foreclosure sales are buyer-beware. Texas foreclosure sales are as-is, where-is transactions without warranty. Properties may carry senior liens, taxes, occupants, or defects that survive the sale.
The Service is provided "AS IS" and "AS AVAILABLE," without warranties of any kind, express or implied, including accuracy, completeness, timeliness, merchantability, fitness for a particular purpose, and non-infringement. We do not guarantee uninterrupted or error-free operation.
To the fullest extent permitted by law, BTWS will not be liable for any indirect, incidental, consequential, special, or punitive damages, or for lost profits, lost opportunities, or losses arising from bids, purchases, or investment decisions made in reliance on the Service. Our total liability for all claims relating to the Service is capped at the subscription fees you paid to us in the twelve months before the event giving rise to the claim.
You agree to indemnify and hold BTWS harmless from claims, losses, and expenses (including reasonable attorneys' fees) arising from your use of the Service, your violation of these terms, or your bidding or purchasing activity.
We may suspend or terminate your access if you violate these terms, including code sharing or scraping, without refund. You may stop using the Service at any time. Sections that by their nature should survive — including disclaimers, limitation of liability, indemnification, and intellectual property — survive termination.
These terms are governed by the laws of the State of Texas, without regard to conflict-of-laws rules. Exclusive venue for any dispute is the state or federal courts located in Montgomery County, Texas, and you consent to jurisdiction there.
We may update these terms from time to time. We will post the updated version with a new effective date, and material changes will be noted on the site. Continued use after the effective date constitutes acceptance.
Questions about these terms: [email protected].