Texas Triangle Distress: $1.15B in CRE Loans Posted for the August 4 Foreclosure Auctions

The August tally: $1.15 billion across 47 loans

The Real Deal's August 3, 2026 Texas Triangle distress report, built on Roddy's Foreclosure Listing Service data, reports that troubled debt tied to commercial properties in the Texas Triangle topped $1 billion heading into the August sales auctions. The outlet puts loans flagged for foreclosure in August past $1.15 billion, after the figure dipped below the $1 billion mark in July. The count behind that dollar figure: 47 loans flagged for auction, of which 11 were in Tarrant County — the most of any county included in the tally.

For comparison within the same data series, The Real Deal's July report put loans flagged for foreclosure in July at $913 million, after the figure surged past $1 billion in May and June (July 2026 figures, per Roddy's). Credit and Collection News, covering the same August data, characterized the pattern as distress stabilizing at an elevated range rather than fading, with repeat assets cycling back through the auction pipeline — that is the outlet's own read, not a Roddy's finding.

One caveat The Real Deal states directly: it is possible some of these borrowers and lenders will reach agreements to avoid auction. A posting is a lender action, not a closed transaction. Nothing in this dataset tells you which of the 47 loans will actually be struck off on the courthouse steps.

Syndicator concentration: just under $600 million

The composition is the part investors should read closely. The Real Deal reports the value of syndicators' troubled loans at just under $600 million — more than half the value of flagged CRE loans across the Texas Triangle. The outlet attributes this to value-add investors who bought older apartment assets at high valuations using floating-rate debt before rates rose. Credit and Collection News frames the same cohort as operators who bought older multifamily at peak valuations in 2021–2022 with short-term floating-rate debt and optimistic rent-growth underwriting, with debt service coverage eroding as rates and operating costs climbed. Both explanations are the outlets' analysis; the Roddy's data itself is a posting list.

Named operators with apartment properties at the August sales, per The Real Deal: at least six multifamily syndication firms, including S2 Capital, Nitya Capital, GVA Management and Lurin Capital. Specific assets called out:

• Latitude 2976 — a 734-unit complex at 301 Wilcrest Drive in Houston, with Jon Venetos' Lurin Capital again facing foreclosure on the property.
• The Brittany Apartments — 227 units at 5801 Bridge Street, built in 1986, backing what The Real Deal calls the biggest new loan facing foreclosure in Fort Worth. Dallas-based Texsun Holdings borrowed $49.5 million from Shelter Growth Capital Partners to buy the property in 2025. The outlet reports, citing deed records, that Texsun used a loophole in a state affordable housing program to obtain property tax breaks on the asset in 2025, partnering with Pecos Housing Finance Corporation on a sale-leaseback.

Repeat postings: 17 of 47

Of this month's flagged loans, 17 have been posted for foreclosure sale multiple times — The Real Deal notes this sometimes reflects continued lender negotiations or ongoing litigation. That is up from nine repeat-flagged loans in the July report. Named repeat postings in the August data include:

• The Kace Apartments, 2301 Avenue H East, Arlington — $92.2 million loan
• The Republic Apartments, 241 East I-30, Garland — $78.6 million loan
• Hyde Park at Valley Ranch, 10201 North MacArthur Boulevard, Irving — $69.37 million loan
• Algarita Lakeside, 8555 Laurens Lane, San Antonio — $33.3 million loan
• The Interlace Apartments, 3801 Gannon Lane, Dallas — $31.4 million loan
• The Palace Apartments, 1601 Regency, Arlington — $28.2 million loan
• Estrella at Kiest Apartments, 4542 West Kiest Boulevard, Dallas — $25.6 million loan

A loan that appears on three consecutive monthly posting lists has told you one verifiable thing: it was posted three times. Whether that reflects a workout, a stay, or a litigation hold is a question for the county civil docket and the federal bankruptcy docket — not for the posting list.

The mechanics behind the August 4 date

Texas non-judicial sales run under Texas Property Code § 51.002. A sale under a power of sale conferred by a deed of trust or other contract lien must be a public auction held between 10 a.m. and 4 p.m. on the first Tuesday of a month, at the county courthouse in the county where the land is located; where the property spans counties, the sale may be made at the courthouse in any county in which it sits. August 4, 2026 was that first Tuesday.

Notice must be given at least 21 days before the sale date by three methods under the statute: posting a written notice at the courthouse door of each county in which the property is located, filing a copy of that notice with the county clerk in each such county, and serving written notice by certified mail on each debtor obligated to pay the debt according to the mortgage servicer's records. The statute also allows a county commissioners court to designate an alternate sale area within reasonable proximity of the courthouse, recorded in the county's real property records — so the physical location of a given county's sale is itself a records question.

What to verify before you act on this list

The value of this dataset for an investor is that it is county-level, named, and dated — it gives you borrowers, addresses, unit counts, lenders and loan balances you can take straight to the clerk's records. It does not give you outcomes. Treat the $1.15 billion figure as the aggregate face value of debt posted, not the value of assets you can buy, and treat each individual loan as a research target: confirm the notice, the lien position, the current docket status, and the appraisal district record before you assign it a number.