505 E Charlton St, 31401, GA

Due diligence checklist

1. 01

   Pull a title report

   Confirm what liens survive the sale. Many tax sales wipe junior liens but not federal IRS or municipal liens. A title company can run this for ~$50-150.

2. 02

   Drive by the property

   Check occupancy, exterior condition, signs of vandalism, neighborhood comps. You won't get inside before the auction in most cases.

3. 03

   Check the tax-deed clerk fees

   GA requires the winning bidder to pay deed-recording fees + transfer tax on top of the bid. Budget another 3-6%.

4. 04

   Have funds ready before bidding

   Most sheriff/tax sales require payment same-day or within 24 hours via cashier's check or wire. Pre-approval letters are not accepted.

5. 05

   Run the numbers

   Add holding costs (taxes, insurance, utilities), renovation budget, and selling costs to your max bid. A property at 60% of ARV often needs 30%+ in repairs.

6. 06

   Talk to a real-estate attorney

   Distressed sales in GA have rules that vary by county. A 30-min consult before your first auction is worth it.