Real Estate Investor · Member since 2014 · 7 posts · 2 votes
I know many people direct mail property owners in the following categories; absentee property owners, behind on mortgage payments, probate, etc. What about text delinquent properties, people behind on their annual property taxes? I haven't read about very many people using that strategy. Does anyone use the strategy? Thank you!
I'm surprised you've never heard of people talking about this strategy. This is a great strategy in my opinion. I've tried to target these delinquent tax paying home owners right when they're notice is recorded into my county's public records. Don't expect them to call you right away, a lot of them are overwhelmed and feel like they can make up the payments eventually ( sometimes they can). However, the ones that end up falling farther and farther behind are the ones that will eventually call you (may take a number of months). The next step for these home owners is foreclosure, so your pitch to them should be that you can help them prevent foreclosure and save their credit.
Late to reply here, but I am currently taking this approach. Heard one of the podcast guests (Seth Williams podcast #39) discuss this strategy. Oddly enough it seems like a strategy that not a whole lot of people discuss a lot on the site. I have sent out about 150 mailers so far and gotten about 6 leads so far in the first 2 weeks. Not all are as motivated as necessary to make it a feasible deal on my end, and the ones that are are for properties in less than desirable area. So to answer your question, yes it is used!
Ardie Mansouri how did you go about getting your leads? Did you go to the county courthouse or did you use a service like listsource or agentpro? I've been seriously considering doing this. Thanks!
@Chris McDaniel I started out with agentpro, but later found that I could get a better list from the assessors office that only included the properties scheduled for auction within the year, which I think helped with response rates.
I'm surprised you've never heard of people talking about this strategy. This is a great strategy in my opinion. I've tried to target these delinquent tax paying home owners right when they're notice is recorded into my county's public records. Don't expect them to call you right away, a lot of them are overwhelmed and feel like they can make up the payments eventually ( sometimes they can). However, the ones that end up falling farther and farther behind are the ones that will eventually call you (may take a number of months). The next step for these home owners is foreclosure, so your pitch to them should be that you can help them prevent foreclosure and save their credit.
@Stanley Okazaki I've rarely heard of this marketing method but I'd love to learn more. I stay pretty close to the Woodlands area, which county clerks office do you go to get the list. And how can I get it? I know there has to be some fee associated with getting an updated list.
@Broderick Campbell Let's keep in touch then. Here is exactly how you get the list. I only mail to Montgomery county right now so I'm unsure about harris county. Call 936-539-7897 and tell them you want a list of delinquent tax payers. They're going to tell you to fill out an online form and mail it in. Once they have your request ready they'll call you to come pick up the list. They upload all the names and addresses of the home owners onto a CD and it only costs 10$. You DON'T need to buy these lists for hundreds of dollars.
You'll probably want to wait until Fed 5th to send in the request form because of the new tax year (Jan 31st). Hope I helped...
Click on the link to get the form. It's the very last one...
@Stanley Okazaki Awesome, I sent a connections request to you not too long ago but I'll be sure to get that in asap. I really appreciate the help. The more I get on BP, I feel like I'm just inches away from my first deal haha.
@Broderick Campbell I see the little red icon right now haha. No problem man, if you ever need anything else feel free to call/text/email me. All my contact info is on my account. I also purchase homes cash in the montgomery county area so if you have a buyers list please add me to it. Look forward to doing some work with you in the future!
I use this strategy almost exclusively. Contact the assesors office in your county and have them provide the list to you under the freedome of information act (Name might be different depending on the state you live in; some states call it Open Records Act and others call it Right To Know law).
They are legally obligated to give you the information if you properly request it (it must be readily available, however).
@Kenneth E, I've got the list, and cleaned it pretty well. Do you have a specific piece(s) of mail that you send the tax delinquent list? (or do send them the same thing that you send other lists?!).
I almost exclusively market to tax delinquent properties. I have found the most motivated sellers this way. I get all the info I need form the county recorders office, first figure out the redemption period and work back form there.
Just a heads up, paying the delinquent taxes prior to tax auctions in Texas requires a signed affidavit from the property owner. If you do this for 5 or more property owners, you are required to be licensed through the OCCC.
@Richard D. Thanks for the reply. Is that 5/yr or 5 total? Is there a specific affidavit that needs to be signed? Afterwards, would the buyer be in first?
5 per year. Otherwise you will need a waiver for less than 5. This is for buying tax liens in Texas only. The licensing is similar to be a licensed lender. The forms are available through the OCCC.
I just got this list for Hennepin County in MN. I would love to see what type of mailers are effective. For those who are using this strategy are you sending out postcards or letters, and can you give me any direction on content.
@Rick Price Post cards seem to work best for us when marketing to this list in my market. As far as content, we try to keep it as simple and short as possible. We tell subject who we are, and that we buy houses. We list a few benefits that they will experience when selling to us (quick cash, no repairs, no commissions, etc.) We also include our phone # and our website address. We have tried typed and hand written letters in the past, but post cards seem to produce the callers we are looking for.
Thanks @Alan King That helps, I have used things like that in the past that have been fairly effective on other campaigns. I was curious to find out if the message was catered differently to those who are tax delinquent, if you make mention of that in the card or just use a general, we buy houses message. It sounds like you keep the same message that you may be using to other forms of leads as well, absentee, etc.
Our message is very generic. We have tried mail pieces that mention tax delinquency, but it only increased the amount of angry callers asking why I thought their house was for sale, or how do I know they owe taxes. I have found most people that own property know if they are behind on their taxes, so there is no need to mention in our mail piece. You can not create motivation, if the owner wants to sell they will respond. So we use a basic we buy houses message. When the sellers call, they usually mention they are behind on the taxes without us even asking. @Rick Price
Hi I'm in Florida an attempting to get the list from my county. What info do you ask for exactly? I've been trying to find it on the county site but they make it to where they only give you the account number instead of the owner info
I'm new to investing using delinquent tax payers. My question to those of you who are veterans would be what are you sorting your list by? Are you targeting only out of state homeowners, or are you only targeting a range of delinquent taxes? I would really like some insight here. Thanks in advance.
I'm new to investing using delinquent tax payers. My question to those of you who are veterans would be what are you sorting your list by? Are you targeting only out of state homeowners, or are you only targeting a range of delinquent taxes? I would really like some insight here. Thanks in advance.
I personally search for tax sales throughout the country that hold tax lien sales online. Most of the tax liens sales I purchase online. For the tax deed sales I focus on GA, FL, and TX. I mostly contact the county either online or by phone for any upcoming sales. Where are you looking to invest? Have you identified the market you are comfortable investing in?