I've looked at the official public records in Travis and Bastrop counties, but can't find any NODs. Aren't these supposed to be posted by the county? They don't show up in the Austin Chronicle either, just tax foreclosures.
So the earliest an investor can discover the notice is 21 days before the sale?
If so, what good would a foreclosure listing service do? Wouldn't the info be stale before investors see it? Guess we have to go to the courthouse. Do you find you have time to really research the liens sufficiently?
Some of the notices are posted a little before 21 days, but the majority of them are on day 21.
I've never used a foreclosure listing service, so I'm really ignorant on what they can offer.
As for having the time to sufficiently research the liens, I guess that depends on your schedule. Once you learn your way around the research department of the county clerks office, it goes pretty quickly. For 60-100 local foreclosures a month, it takes about a full day, maybe a day and a half, to do all the research required.
The bigger time issue is actually tracking the owners down. Most people in foreclosure are not doing well with interacting with the real world, and it can prove to be very challenging just to find the owners and get them to listen to you for 2 minutes. This will prove to be the hardest thing about working pre-foreclosures.
I have had the same problem here in Atlanta, GA. I've gone to several county courthouses and I find squat. I do find a few lis pendens but GA is both a judicial and non judicial foreclosure state. Still searching for an answer.
We put out Foreclosure lists for a bunch of counties in central texas including travis & bastrop. As a previous poster mentioned, there are no NOD's in Texas, just the foreclosure notice which is posted at the courthouse and filed with the county clerk's office (but not recorded). We start coming out with our postings about 30 - 35 days from the auction date, but the majority of the postings are not available until about 20 days prior to the auction..
Good Luck
George Roddy, Sr
Foreclosure Listing Service, Inc
I have had the same problem here in Atlanta, GA. I've gone to several county courthouses and I find squat. I do find a few lis pendens but GA is both a judicial and non judicial foreclosure state. Still searching for an answer.
It is the same way here in Alabama.
GA and AL are mostly Power-of-Sale states.
They do not FILE Notices-of-Default.
It is done by publication.
In my town they put it in the legal section of the regular newspaper.
But (Fulton County) Atlanta has a legal publication called the Daily Report you can subscribe to (I am guessing it is because it would be too big for the paper). You can also find a copy of it at the library.