How to Find Distressed Properties in Georgia

The word "distressed" is misleading because the right distressed property can be an investor's dream. Although some distressed property is in poor shape, much of it is fine, just being sold to pay off a debt. Distressed property is generally sold well below fair market value (FMV), which is great news for investors who want to buy and flip for a profit. The key to successfully investing in distressed property is finding opportunities like diamonds in the ruff. The first step is knowing where to look. Thankfully, public property records can help. You can find distressed properties through government offices, the courts, tax officials, sheriff's offices, and public resources like newspapers, social media, realty websites, and online platforms. Use the resources detailed here to find distressed properties in Georgia.

One of the biggest reasons a property becomes distressed is through foreclosure. When the owner cannot pay their taxes, mortgage, or a creditor, the lienholder can sell the property at auction to get their money. When the house is up for sale, that is when foreclosure ends. The period before that is called pre-foreclosure, when the owner has time to figure out a solution. This is an ideal time for an investor to approach the homeowner and make an offer. Use the following county and public resources to find foreclosure and pre-foreclosure homes in Georgia.

Liens are legal claims on real property due to financial debt. Most homes have a mortgage lien, so if the owner defaults on their mortgage, the lender can foreclose and sell the house to get their money back. Other types of liens like judgment, tax, and mechanic's liens are more serious, often lead to foreclosure, and indicate financial trouble. Lien properties become distressed due to the owner's financial issues. You can locate recently filed liens to find potentially distressed property, contact the owner, and make an offer.

Georgia Tax Center

The Georgia Tax Center is the place for everything related to taxes. Their website has robust search tools; you can search for tax lien properties there, pay your taxes, and perform other tax-related tasks.

Georgia Department of Revenue

Georgia's Department of Revenue is the government office responsible for all county tax officials. They oversee the property tax process, rates, and assessments. You can search for tax liens on this website or contact them in person to ask about recently filed tax liens and available properties.

County Recorder's Offices

Some counties in Georgia also file liens with the county recorder's office. Check the county recorder's office website or visit them in person to ask if they have a list of recently filed liens. Try the county recorders above or some of these below:

• Camden County Liens
• Fulton County Liens
• Glynn County Liens
• Hall County Liens
• Henry County Liens

Georgia Superior Court Clerk's Cooperative Authority (GSCCCA) Website

Since judgment and mechanic's liens are filed with the courts, you can search for lien properties through the Georgia Superior Court Clerk's Cooperative Authority website. From the home page, choose "Search" then "Lien Index." You can search by the owner's name or book and page. You can also search for pending liens.

Use a Title Company or Real Estate Attorney

Other untapped resources for finding lien properties are title companies and real estate attorneys. These professionals perform deep research into a property before a real estate sale. They look for liens, other encumbrances, title issues, and legal problems that could derail the sale. Contract with these companies to see if they are aware of any lien properties that are either off-market or coming up for sale in a foreclosure auction. Try the ones below to get started.

Georgia Title Companies

• Battlefield Title Company LLC
• Choice Title Company
• Georgia Title and Escrow Company
• North Georgia Title & Abstracting Company
• Partnership Title Company

Georgia Real Estate Attorneys

• Campbell & Brannon
• The Libby Law Firm
• The Hudson Law Firm LLC
• Thrift McLemore
• Williams Teusink

Third-Party Online Databases

Another option for searching for distressed properties is to use third-party online databases like PropertyChecker. These databases sometimes allow you to download detailed property records, including lien information.

PropertyChecker is an excellent option for quickly and easily obtaining a complete property report, including value, taxes, liens, foreclosures, and other essential data. You can quickly search using the property address to see if it is in pre-foreclosure or has liens that may lead to foreclosure. You can also search by zip code to view all the pre-foreclosure homes in a specific area.

Property owners in financial trouble sometimes choose bankruptcy to solve the problem. Although this move comes with some legal challenges, it can help avoid foreclosure and losing the house completely. Often, the courts will require that the homeowner sell property to free up cash to pay off debts. This is another excellent opportunity for investors who may be looking for properties selling for below market value. The key is finding these properties. You can find bankruptcies and lien property sales in Georgia using the following methods.

Search Federal Bankruptcy Court Records

PACER (Public Access to Court Electronic Records) is a federal records system where you can search for bankruptcies, liens, and other federal court filings. To use the system:

• Visit pacer.uscourts.gov.
• Register for a PACER account to access federal bankruptcy filings.
• Search for bankruptcies in Georgia with the U.S. Bankruptcy Court.
• Review the results and refine your search if necessary.
• Find and download what you need.
• Contact the property owner and see if they are interested in selling.

* PACER may charge you a fee to download documents.

Clerk of the Court

Contact the local clerk of the court and ask for bankruptcy records. You must visit the district court in each area and ask for a list of recently filed bankruptcies. You may have to pay a fee per page when requesting records from the courthouse. Try the links below to get started:

• Northern District of Georgia Bankruptcy Court
• Middle District of Georgia Bankruptcy Court
• Southern District of Georgia Bankruptcy Court

Georgia Department of Revenue

The Georgia Department of Revenue has a database called SOLVED (Satisfaction of Liens Via Electronic Database), where you can search for lien properties and lien sales. The tool is free for the public to use.

County Websites

County websites also advertise lien sales. They usually place these notices directly on the home page, so you won't miss them, but sometimes they use dedicated landing pages. Start with these and look for other counties that market lien sales online.

• Cobb County Delinquent Properties
• DeKalb County Tax Sale Listing
• Fulton County Tax Sales
• Glynn County Delinquent Tax Sales
• Gwinnett County Tax Liens and Tax Sales
• Hall County Tax Sale
• Henry County Property for Sale

Multi-Court Voice Case Information System (McVCIS)

You can also call the self-help voice line, Voice Case Information System, at 1-866-222-8029 to get basic information on filings.

Lien Sale Notices in Local Newspapers

When lenders, tax offices, counties, or creditors seize property in foreclosure, they often advertise these sales in local newspapers. You can check the classified ads, legal notices, and the real estate section in any of the local Georgia newspapers below or try some of your favorites.

• Albany Herald
• Athens Banner-Herald
• Augusta Chronicle
• Brunswick News
• Clayton Tribune
• Marietta Daily Journal
• The Atlanta Journal-Constitution
• The Macon Telegraph
• The Northeast Georgian
• Times Courier

How to Monitor Public Notices for Auctions and Sales

• Bookmark your favorite newspaper, auction, or county websites.
• Check them every day for notice of any upcoming tax lien auctions.
• Review the rules of the auction.
• Prepare your finances and have the cash ready.
• Register early.
• Attend the auction.
• Bid and hopefully win.

Attend Public Auctions and Sheriff's Sales

When a government office decides to sell tax lien properties, they often advertise them on county and sheriff's department websites. In Georgia, public tax lien auctions are held on the first Tuesday of every month between 10 a.m. and 4 p.m. You can find the details of these auctions on the various county websites. Use the lists of sheriff's offices and county websites above to get started. Try these below as well.

• Camden County Tax Sale
• City of Marietta Tax Sale Listing
• Cobb County Tax Lien Sales
• Douglas County Tax Sales
• Fayette County Tax Sales
• Forsyth County Tax Sales
• Lowndes County Delinquent Tax Sale
• White County Delinquent Taxes

Find Information on Upcoming Property Auctions:

• Check out sheriff's office websites, town or county websites, or local newspapers looking for tax lien sales and auctions.
• Mark your calendar.
• Register online or using the instructions provided.
• Bring cash and attend the tax sale.
• Bid & win.

Use Social Media or Online Platforms

Social media has become a major player in terms of informing the public of an upcoming event. Realtors, lawyers, title companies, and government offices use social media to get the word out about forthcoming tax lien sales and real estate property auctions. Sometimes, people set up Facebook Groups so that like-minded investors and buyers can meet and share information about upcoming auctions. One example is this Facebook Group called "All Things Tax Liens". Find resources on social media and follow them so you get notifications when they post something new.

Consult Real Estate Agents and Brokers

Better than probably anyone else, real estate agents and brokers will be clued into any upcoming auctions for distressed property. Use the list of distressed property agents above and contact them to see if they will share a list of new offerings with you. To give you additional inspiration, some additional links to explore include:

• Brian Douglas Law
• Direct Link Realty
• Gold Peach Realty
• Kim & Bagwell, LLC

Specialty Websites - Distressed Properties

You can also explore some specialty websites that sell tax lien and other distressed properties. You may have to dig a little and ensure these websites are legitimate, offering real property for sale. Some to begin with include:

• City of Savannah Properties for Sale
• Compass360 Realty
• ForeclosuresDaily
• Kurzner Group Distressed Properties in Atlanta
• Homes.com
• PropertyRadar
• Township Properties

Hire a Real Estate Attorney

Real estate attorneys are another way you can find out about liens. These legal professionals may represent a government office, work with sheriff's offices, or lenders and may know of lien properties that are off-market but coming up for sale soon. Contact as many as you can and cultivate relationships with them so they call you first with any news of new listings. Use the links above for real estate attorneys who specialize in distressed property.

A short sale results when a homeowner cannot pay their mortgage, and the lender helps them sell the house quickly at a discount to pay off the loan. These distressed properties are a good find if you can beat out the competition. Some ways to find short sales in Georgia consist of:

Check Out Bank and Lender REO Listings

When a bank forecloses and takes a home, they can sell it at auction and bid themselves as high as the outstanding loan amount plus interest and fees. If they are the highest bidder, they win and own the property. These properties are called real estate owned or bank-owned. Once banks own property, they want to offload it as quickly as possible. They may sell them at a discount through a realtor, auction, or other means. Contact some local Georgia banks and ask about any REO properties. Ask to speak with their real estate or REO department. Some to try first include:

• Ally Bank
• Bank of America
• Capital One
• Chase Bank
• Credit Union of Atlanta
• Delta Community Credit Union
• First Citizens Bank
• Regions Bank
• United Community Bank

You should also contact a few mortgage companies in Georgia to ask about any bank-owned property. Some to check out include:

• First Option Mortgage, LLC.
• Post Creek Mortgage LLC
• Mortgage Atlanta LLC
• Sharpe Mortgage Lending Service
• Southeast Mortgage of Georgia Inc.

Find Real Estate Owned (REO) Properties

• Contact one of the banks near you and ask for the real estate or REO department.
• Inquire if there are any available properties for sale.
• If so, make an offer.
• Close the deal.
• Alternatively, you can go online and search realty platforms, auction houses, and HUDHomesUSA.com for bank-owned properties and inquire there.

Probate is another popular way to find distressed properties. When someone dies in Georgia, their estate must go through probate, even if they have a will. The courts will appoint an executor to ensure the estate is handled correctly and all the assets are disseminated to the correct beneficiary. The court or family often sells property to free up cash and pay off the deceased's debts. You can find low-priced distressed property this way. Use the resources below to find probate properties in your area.

Georgia Local Probate Courts

Probate in Georgia is handled at the county level, and each county has its own court for this. You can contact local probate courts or perform a case search to find what you need. You can also visit in person but may have to pay a small fee for copies of probate records. Start with the counties below and look for others.

• Carroll County Probate Court
• Cherokee County Probate Court
• Clayton County Probate Court
• Cobb County Case Search
• Fulton County Probate Court
• Gwinnett County Probate Court

Local Obituaries

Local obituaries are another source from which to look for possible probate properties. You can read them in the newspaper, online sources, or through funeral homes. Find recently deceased people and then marry that information with other public records and probate details to determine if they have property that the family or courts may be willing to sell. Use the newspaper links above to begin or the links below.

• Access WDUN
• Cremation Society of Georgia
• Echovita
• Georgia Obits Archive
• Legacy
• The Agusta Chronicle Obits
• Savannah Morning News - Obituaries

Local Funeral Homes

Local Georgia funeral homes also post obituaries online, so you can check there too. Plus, these companies work with families and the courts to handle funerals and cremation. They can be an excellent source for information on probate properties. They may have inside tips on how to locate probate properties. Contact the ones below or others you find that might help locate distressed property.

• Clark Funeral Home & Middle Georgia Crematory
• Georgia Funeral Care
• Gregory B. Levett and Sons Funeral Home
• Ferguson Funeral Home LLC
• Kennedy Funeral Homes
• Lawson Funeral Home
• Lord & Stephens Funeral Homes

Local Private Estate Auctions

Sometimes, the court or the deceased's family will hold a private auction and sell off property and other items. You can find listings of these auctions on court websites, the local newspaper, and online ads. Also, check social media for any private estate auctions. Use the list of auction sources further down this page to get started.

Local Realtors & Lawyers

Local realtors and lawyers work with courts and families to handle a deceased person's estate. They may have insight into off-market properties that will soon be sold. You could get in early and make an offer before anyone else. Contact some local realtors and lawyers to ask if they know of any probate situations with property that could become available soon. Use the lists of realtors and lawyers above.

How to Buy Probate Properties

• Locate a probate property and contact the seller or executor of the estate.
• Make an offer for the property.
• If the seller/executor accepts the offer, you must petition the court for approval.
• Appear in court for the hearing.
• Work with the court-appointed real estate agent on purchase details, inspections, appraisals, etc.
• You can close and take possession once the court approves the sale.

Most distressed property is auctioned off by the lender, creditor, or government office holding the lien. These auctions may be held privately, through the sheriff's office, or by the courts. Before an auction, the lienholder will advertise in the newspaper, on websites, and through other means to get the word out about the property to drum up interest. Use the sources below to find real estate auctions in Georgia.

Private Auction Houses

Private auction companies handle real estate auctions for families, courts, government offices, and private individuals. They manage everything from advertising to registration, rules and regulations, auction holding, and closing. Check with some of these auction houses to see if they have any upcoming Georgia auctions.

• Dempsey Auction Company
• J.P. King Real Estate and Auction Company
• Red Belly Rooster Auctions
• Roswell Auctions

State or City Resources

Georgia state and county resources also advertise auctions on their websites. You can regularly check the county websites, sheriff's departments, or city sites for any mention of upcoming real estate auctions. Also, check the U.S. Treasury, which lists real estate auctions on its website. Some county examples include:

• Clayton County Surplus Auction
• Cobb County Tax Sales Property
• Fulton County Surplus Real Estate
• Henry County Property for Sale
• Suffolk County Real Property Auction

Online Auction Platforms

Online auction platforms also offer a wealth of information. The best part is that you can browse properties from your comfy chair and use filters to narrow down your search. These platforms will list who owns the property and when and where the auction will be held. Use these to start:

• Auction.com
• Breco Benton Auctions
• GovEase
• Hubzu
• Tex-X
• Interluxe
• Xome

Local Newspaper Auction Ads

Check your local newspapers (use the list above) to find ads listing upcoming real estate auctions. The ad may include a link where you can register for the event. Be sure to review the rules and regulations and bring plenty of cash. Most auctions require that you pay when you win.

Real Estate Agents

You can also rely upon real estate agents who may be working with clients to hold a real estate auction. These professionals work with the courts, government offices, and individuals to help auction off property. They may also list these properties on their website or through the MLS. Check with those listed above to see if they know of any upcoming distressed property auctions.

The most common reason someone sells distressed property is to solve a financial problem. The homeowner wants to get out of debt and pay off the mortgage. A creditor or county will sell the property to get paid what they are owed. Other reasons people sell distressed property are divorce, probate, needing to move quickly, avoiding foreclosure, and not wanting to spend any money fixing things up (avoiding the maintenance).

Although distressed properties can be a great investment, they involve some additional risks, such as:

• Hidden Flaws
• Expensive Repairs
• Legal Issues (title issues, unpaid liens, taxes, etc.)
• Complex Negotiations
• Long Wait Times to Close
• Cumbersome Paperwork

Distressed properties may not sound like a great deal, but for some, they can be a perfect solution, a lucrative investment, and the answer to a prayer. Typical home buyers may not want to deal with the hassle of a distressed property, which can come with some complexities, extra paperwork, and long wait times. However, distressed property offers an invaluable opportunity to buy real estate for less than it is worth and quickly turn a profit. In Georgia, the most common buyers of distressed property are:

Real Estate Investors

Real estate investors often buy distressed property to flip and quickly profit. They sometimes buy up whole neighborhoods to improve and modernize. They may also purchase property to build on the land. Some actually invest in distressed property to turn into rental units to generate ongoing revenue. Some real estate investors in Georgia are:

• Alpha Dog Investments, LLC
• Georgia REIA
• Atlanta Real Estate Investor's Alliance North
• New Western

First Time Homebuyers

Twenty-two percent of all real estate sales in Georgia are first-time homebuyers. These savvy individuals may use distressed property to get into a larger, nicer home in a better neighborhood. The appeal is often the lower price tag. If the homebuyer is young, they may not mind upgrading or performing maintenance on the home.

Nonprofits

Nonprofits are on a strict budget and don't have much extra cash to invest in operations centers or housing for their clients. They rely on distressed property to provide shelter and commercial buildings at affordable prices. There are roughly 67,000 nonprofit organizations in Georgia.

Developers

Georgia has 600 real estate developers. These companies invest in distressed property to turn it into housing for the elderly, low-income families, disabled populations, veterans, or other groups they want to help. Sometimes, they will buy distressed property to rent or flip. Use this list to connect with some real estate developers in Georgia who may want to sell property.

Wholesale Companies

Real estate wholesalers offer financially strapped property owners cash for their homes. They buy them as-is without the owner having to fix anything. These companies have on-staff construction crews that go out and fix anything that needs repair and make upgrades to sell them quickly at a profit. When they sell it, they may still discount the home below what it is worth. Some to check out are:

• Big House Investors LLC
• House Cashin
• Offerpad
• Real Estate Bees
• Skystone Acquisitions
• We Buy Ugly Houses