Questions, answered

Per-property research for investors who bid at Bibb County’s monthly courthouse auction in Macon, Georgia. For every listing we track and screen from primary sources — with full title & lien research on the properties that clear screening — plus a value estimate and a recommended maximum bid — delivered as a workbook a few days before the auction.

The first Tuesday of every month on the steps of the United Building, 206 7th Street, Macon, GA. Non-judicial foreclosures are called at 10am and judicial in-rem tax sales at 11am; sheriff’s-levy tax sales are advertised alongside them.

Non-judicial mortgage foreclosures, judicial in-rem tax sales, and sheriff’s-levy (Fi Fa) tax sales — each with very different rules on what you buy, redemption, and risk. See the Auction Guide for a plain-English breakdown.

Up to five phases per property: identification, the foreclosing parties, title & lien research (completed on properties that clear screening), deal analysis (after-repair value and a recommended max bid), and post-auction results. See How It Works.

It depends on the sale type. On a sheriff’s-levy sale the owner (or any interested party) can redeem for at least 12 months — the right runs until you bar it by statutory notice — repaying you plus a 20% premium (10%/yr more after year one) — a redeemed levy isn’t a loss; it’s a yield. On a judicial in-rem sale only the owner of record can redeem, within 60 days, and you simply get your bid refunded — no premium. An in-rem is an acquisition play, not a yield play. We track every redemption clock.

As a workbook, by email, a few days before each auction — with time to do your own drive-bys and final checks before you bid.

No. We provide research, not predictions or guarantees, and nothing here is legal or investment advice. The goal is to put accurate, primary-source information in your hands so you can make your own decision — ideally with a licensed Georgia attorney.

We’re opening with founding-member pricing across three tiers. See Pricing, or request early access to talk through what fits.

Request early access. We’ll send a full sample report and get you set up before the July 7 auction.

It depends on the sale type. A judicial in-rem sale is designed so you don’t need a quiet-title action: the Superior Court process forecloses every party who was correctly named and served, and title vests once the 60-day window closes — generally no barment notice and no quiet-title suit (confirm insurability with your title company; case law is thin, and a service defect — an heir the county missed — is the one thing that can still cloud it). A sheriff’s-levy sale is the opposite: you get a tax deed, not fee-simple ownership — after the 12-month window you still have to bar redemption by statutory notice and then usually file a quiet-title (quia timet) action to get marketable, insurable title. Our research tells you which path you’re on, what it will cost, and whether there’s a defect that makes it fail.

On a non-judicial (mortgage) sale, research answers “what senior liens am I inheriting?” On in-rem and sheriff’s-levy tax sales it answers a bigger question: “can I actually convert this purchase into marketable title, at what cost, and is there a landmine that survives?” Two tax-sale listings can look identical on the auction list and be worlds apart — one clears cleanly, the next is a title trap you may never untangle. The research is the only thing that tells them apart before you bid.

A tax sale doesn’t automatically clear everything. A properly-perfected federal (IRS) tax lien carries a 120-day right of redemption that survives the sale, and certain senior governmental liens can ride through too. That’s why every completed title report flags federal/IRS liens specifically — they change both your price and your timeline.

Because redemption is your exit, and its likelihood is researchable. An owner-occupant with equity almost always redeems (you collect your money plus a 20% premium — a built-in yield). An abandoned estate with unknown heirs almost never does (you’re really buying the house). Knowing which game you’re playing is what sets your maximum bid.

Because the cheapest-looking deals are sometimes the most dangerous. A real example from our playbook: a $20k in-rem house whose owner had died with no probate and unknown heirs. An in-rem judgment only binds parties who were correctly named and served — unknown heirs are exactly who a county can miss, leaving the buyer exposed to the sale being attacked later and an expensive, uncertain title fight the in-rem process was supposed to make unnecessary. It looked like a steal; it was a trap. Catching that before the gavel is the whole point.

If they weren’t properly identified and noticed, potentially — un-served heirs and junior lienholders are exactly the people who later move to set a sale aside or cloud the title. Our title work maps who holds an interest so you know that exposure up front, not after you’ve paid.