How Long a Texas Eviction Actually Takes — and What It Costs You

An eviction in Texas does not take forever. But it does not take two weeks either, and every landlord who has never run one tends to underestimate both the timeline and the bill.

I have worked through evictions in Collin County JP courts. I have seen well-prepared cases close in 45 days. I have seen poorly documented ones drag past 90. The difference almost always comes down to paperwork, not the tenant.

This is the real timeline, the real cost stack, and the one thing that matters more than either: not needing to do it in the first place.

The short answer: A Collin County eviction, start to finish, typically runs 45 to 75 days in uncontested cases. Add 30 to 45 more days if the tenant appeals. Meanwhile, your property is producing zero rent.

The Texas Eviction Timeline, Week by Week

Texas eviction law follows a defined sequence. You cannot skip steps. Every stage has a minimum waiting period baked in, and Collin County JP courts add their own scheduling reality on top of the statutory minimums. Here is how it actually plays out.

Stage 1: Notice to Vacate (Days 1–3+)

Before you file anything, you must serve a written notice to vacate. For nonpayment of rent, Texas law sets the default at 3 days. Your lease can specify a different period (many leases say 3 days; some say 5), so check yours before you assume.

The notice must state the reason, the deadline, and what the tenant must do to cure. Serve it correctly: hand delivery, posting on the inside of the main entry door, or certified mail. Certified mail adds delivery time to your clock, so in-person posting on the door is standard for speed.

Practical reality: If the tenant does not pay or vacate by Day 3, you are ready to file. Most of the time they do neither.

Stage 2: Filing in JP Court (Days 4–6)

Evictions in Texas are filed in Justice of the Peace court for the precinct where the property sits. In McKinney, that means Collin County JP courts. Filing fees run roughly $100–$175 depending on the precinct and any constable service fees tacked on. The court will set a hearing date.

Here is the timing reality: JP courts in Collin County are scheduling hearings approximately 10 to 21 days out from filing, depending on docket load. That waiting period is not optional. You just filed correctly and now you wait.

Stage 3: The Hearing (Days 14–28 from Filing)

Show up. Bring your lease, your notice to vacate with proof of service, your rent ledger, and every written communication you have had with the tenant. Judges move fast in JP court. Cases often take under 15 minutes. If your paper trail is clean, judgment for possession goes to you.

If the tenant does not appear, you get a default judgment. If they do appear and contest the case, the judge hears both sides and rules. A solid, documented case wins. A verbal "I told them repeatedly" case is a coin flip.

Stage 4: The Appeal Window (Days 29–34)

After judgment, the tenant has 5 days to appeal to County Court at Law. This is where contested evictions get expensive and slow. An appeal resets the clock meaningfully. You are now looking at 30 to 45 additional days before a new hearing, and the tenant can remain in the property during that window if they pay a supersedeas bond.

In my portfolio experience, roughly 1 in 5 contested evictions draws an appeal. When it happens, attorney involvement becomes much more worthwhile. I always recommend property owners consult an eviction attorney if an appeal is filed.

Stage 5: Writ of Possession and Constable Lockout (Days 35–75+)

If there is no appeal (or after the appeal is resolved in your favor), you request a writ of possession from the court. The constable serves the writ. The tenant gets one more notice, typically 24 hours, to vacate before the constable returns for the physical lockout.

Constable scheduling in Collin County can add 5 to 14 days to this stage depending on workload. You do not control that calendar.

Total elapsed time in an uncontested case: 45 to 60 days from notice to vacate to constable lockout. Add the appeal window and you are at 75 to 100+ days.

What Eviction Actually Costs

Filing fees are the smallest line item. Here is the full cost stack most owners do not calculate until after the fact.

The lost rent line is the one that stings. In my portfolio, vacant or nonpaying units in McKinney and surrounding Collin County markets cost owners roughly $65 to $95 per day in lost gross rent — and that clock starts the day the tenant stops paying, not the day you file.

A property in Stonebridge Ranch renting at $2,400 per month loses $80/day when it sits. Run that for 60 days and you are looking at $4,800 in lost income before you add a single legal or make-ready dollar. A home in Trinity Falls at $2,800 per month loses closer to $93/day.

The make-ready is rarely zero. Tenants who stop paying rent tend not to be maintaining the property. Budget for deep cleaning, paint, and at minimum a thorough inspection before you re-list. I have walked units after contested evictions that needed $2,000+ in repairs. I have also seen relatively clean ones. You will not know until you get the keys.

For a deeper look at how a single missed payment compounds into a much larger loss, see how late rent fees escalate in Texas rentals.

The Paper Trail Is What Keeps Evictions on Schedule

I said this at the top and I will say it again here because it is the most operational thing in this entire article.

Evictions that go sideways in Collin County JP courts almost always fail on documentation, not facts. Judges see these cases constantly. They want your lease, your rent ledger showing the missed payments, your notice to vacate with proof of service, and your written communication history. If any of those are missing or messy, you lose time.

At DWC, every owner communication, every maintenance request, every late-notice, and every payment record lives in our system from Day 1. If we ever have to file, the case file is already built. That is not an accident. That is the playbook.

Constable service addresses need to be exact. Hearing dates need to be calendared and attended. Rent ledgers need to reflect every charge and payment accurately. One documentation gap can hand a tenant an adjournment they do not deserve.

Prevention Beats Eviction Every Time

An eviction that costs $10,000 total is an eviction that a stronger screening process might have prevented entirely.

Our minimum screening floor at DWC is 3x rent-to-income, verified employment with a current-employer call back, two prior landlord references contacted directly, and a background and credit pull with documented adjudication criteria. That standard eliminates most future eviction candidates before they ever sign a lease.

For a detailed breakdown of what that screening process looks like and what the numbers say about outcomes, read how real tenant screening reduces risk.

In Princeton and Anna, where purchase prices are lower and yields are tighter, one bad tenant can erase a full year of cash flow. The screening fee is the cheapest insurance you will ever buy.

Fast, documented late-rent handling matters just as much. The moment rent is late, the clock on your response matters. A documented 3-day notice served on Day 4 of delinquency is faster to file and cleaner in court than a notice served on Day 17 after multiple informal texts. Document everything in writing, every time.

One more financial layer owners frequently miss: your security deposit disposition. Knowing exactly what you can and cannot charge for when a tenant vacates affects how much you recover after an eviction. That process has its own rules. Texas security deposit deductions work within a specific statutory framework, and claiming ineligible charges will cost you in court.

When You Have to File, File Right

If you own a rental in Sutton Fields, Stonebridge Ranch, or anywhere in Collin County and you are staring down a nonpaying tenant right now, the steps above are your framework. But this article is operational context, not legal advice. Every eviction has specific facts, and Collin County has specific courts. If your situation is contested, get an eviction attorney involved before the hearing.

What I can tell you from running this process: owners who treat eviction as a systems problem, not an emotional one, move faster and spend less. Serve the notice on time. File promptly. Show up with documentation. Do not negotiate on the courthouse steps out of sympathy. The math does not change because you feel bad.

If you want to talk through your specific situation or get a second opinion on whether your current property is positioned to minimize this risk from the start, I am reachable through the contact page.

Talk to DWC about your Collin County rental.

Frequently Asked Questions

How long does an eviction take in Texas? In Collin County, an uncontested eviction typically takes 45 to 60 days from the notice to vacate through the constable lockout. If the tenant appeals after the JP court judgment, add 30 to 45 more days. The specific schedule depends on court docket availability and how quickly each stage is executed.

How much does it cost to evict a tenant in Texas? Filing and constable fees run $100 to $200. Attorney fees for a contested or appealed case add $800 to $2,500 or more. The biggest cost is lost rent: at $65 to $95 per day in a typical Collin County rental, a 60-day eviction process alone costs $3,900 to $5,700 in lost gross income, before any make-ready or re-leasing expenses.

What are the steps in the Texas eviction process? The sequence is: (1) serve a notice to vacate, (2) file a forcible detainer petition in JP court, (3) attend the hearing, (4) wait out the 5-day appeal window, (5) request a writ of possession, and (6) the constable executes the lockout. Each stage has mandatory waiting periods. You cannot skip or compress them.

How long is the notice to vacate in Texas? The statutory default for nonpayment of rent is 3 days. Your lease may specify a different period — some leases use 5 days. Check your specific lease language before serving notice. The notice must be properly served; improper service can invalidate your filing.

Can a tenant delay an eviction by appealing? Yes. After a JP court judgment, the tenant has 5 days to appeal to County Court at Law. A filed appeal can add 30 to 45 days before a new hearing, and the tenant may remain in the property during that period if they post a supersedeas bond. Contested appeals are the primary reason evictions exceed 75 days in Collin County.

How can I avoid eviction in the first place? Strong tenant screening is the highest-return prevention step. Requiring 3x rent-to-income, verified employment, and direct landlord reference checks filters out most future nonpayment candidates before they move in. Fast, documented late-rent handling — a written notice served by Day 4 of delinquency, not Day 17 after texts — also matters. The earlier you document and respond, the cleaner your case and the faster your resolution if you do have to file.

Author

Darrell Calhoun Owner DWC Property Group

Darrell Calhoun is the Owner of DWC Property Group and founded the company based on firsthand experience as a real estate investor and rental property owner. After owning and managing several rental properties, Darrell repeatedly encountered a common frustration within the industry: management fees being charged without clear explanations or work being completed. As an owner, it was often unclear what those fees represented, why they were necessary, or how they truly benefited the property or the resident. That experience became the catalyst for creating DWC Property Group. Darrell set out on a mission to build a property management company rooted in transparency, accountability, and clarity—where every fee has a defined purpose, every charge is documented, and all costs make sense to both owners and tenants. This commitment to transparency is the cornerstone of the company's mission. In addition to his real estate and property management background, Darrell is a police officer. His law enforcement experience has heavily influenced how the company operates, emphasizing discipline, risk mitigation, documentation, and calm decision-making under pressure. These principles are embedded into DWC Property Group's culture and daily operations.