Which website is best to find accurate pre-foreclosures?

Question

Which websites do you find most effective for accurate pre-foreclosure/distressed property leads to send direct mail? My partners and I are searching for more flips. Thanks in advance!

Carter Crowley · Answer

@Tommy go to your county court house site. All pre-foreclosures are recorded and you should be able to pull for free.

If you search “state” circuit court system you should be able to find something

Ron S. · Answer

The vernacular you use may be different than that of others. As an example, you say "Pre foreclosure". That means different things to different people. The loan could be "pre foreclosure" the day after the initial due date passes and is still unpaid. It could mean 30 days from the DDLPI (Due date of the last paid installment). Could mean when the breach letter goes out (90 days after the DDLPI). Could mean on the 120th day of the DDLPI, which is the first day that any loan can be referred to foreclosure for the notice of default or first legal action. In any of those time frames, there is no website that publishes that information for your use legally, regardless of the many people on this board that will tell you otherwise. The information up to the 120th day of delinquency is not public information and is not for resale to anyone for the purpose you are describing.

AFTER the 120th day and only when the first legal is filed, that information is available, publicly, and usually on someone's website (For free or not for free) or as Carter points out, at the local courthouse (If not on that courthouse website). By that time, there is very little time (I guess maybe could be a lot of time depending on who's asking) to put a sale together before the foreclosure auction.

Technically, all of that time is the "pre foreclosure". Again though, until it's public, it's not available for you to view or purchase as a lead. Anything else that anyone tells you is B.S. All of those sites that tell you they have up to date accurate preforeclosure (Not public) information is selling you snake oil or, breaking rules, if not laws. Yes, there are a lot of legitimate sites out there selling "preforeclosure" information on loans where the NOD or legal action is already published, but only to the extent of what they owe/owed on the date of publishing, not how many months down (We can discern they are at least 4 months down) they are. There are sites that even tell you how much is owed and when the loan was taken out and for how much but, that information is published right before the sale date (21 days before sale in California), and only as of the date of that publication, and by that time, the 11th hour has pretty much arrived already.

Think about it, how are you going to find anyone heading towards foreclosure? It's going to be on their credit report, and only their credit report. Ever tried to get someone else's credit report off the internet? Legally?

Carter's advice was genuine. Go to the courthouse if you want publicly filed notices. Anything else is a guess, a lie, wrong, or all of the above.

Robert Mitchell · Answer

Definitely the court house searching is the best!

Carter Crowley · Answer

@Tommy Cangelosi

The not so convenient option is to actually go down to the court house and ask for the files of the homes in default. You should be able to get them there!

Tommy Cangelosi · Answer

Thank you! @Carter Crowley

I was searching but couldn't find the right spot. I went to the Georgia State Circuit Court website and of course my county is one of the only ones who isn't electronic yet. Any ideas on how to get around that?

David Masciangelo · Answer

@Tommy Cangelosi Realeflow or propstream. Propstream could get overly expensive though.

Which website is best to find accurate pre-foreclosures?

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