How Smart Investors Use County Data for Pre-Foreclosure Leads

Pre-foreclosure leads are among the most motivated seller opportunities in real estate.

Owners facing foreclosure often need fast solutions, whether through a quick sale, a short sale, or cash-for-keys. The challenge is that these leads are hidden in public records, scattered across county clerk, recorder, or court websites.

Learning how to systematically pull these notices puts you ahead of competitors waiting for third-party list providers.

This expanded guide will show you how to pull pre-foreclosure notices directly from county websites, how to interpret them, verify details, and integrate them into your acquisitions process.

We’ll also cover advanced strategies, compliance considerations, and a state-by-state breakdown of where these filings usually appear.

What Are Pre-Foreclosure Notices?

Pre-foreclosure notices are the first legal signals that a borrower has defaulted on their mortgage. They’re filed publicly by lenders or trustees before the foreclosure auction process begins.

Common names include:

• Notice of Default (NOD) – Common in non-judicial states like California.

• Lis Pendens – Filed in judicial foreclosure states, meaning “pending lawsuit.”

• Notice of Trustee Sale (NTS) – Often follows an NOD in non-judicial states.

• Foreclosure Complaint – Filed by lenders in court to initiate judicial foreclosure.

• Notice of Foreclosure Filing – Generic notice depending on the county/state.

Why They Matter

• Owners are in distress and highly motivated.

• These are public, fresh, and direct—not sold lists.

• They allow you to reach owners before investors, relying on delayed data.

Step 1: Identify the Right County Office

The office that handles pre-foreclosure notices varies by state and county. It’s usually one of the following:

• County Recorder / Clerk of Court

• County Register of Deeds

• County Sheriff (in judicial states)

Judicial vs. Non-Judicial States:

• Judicial foreclosure states (Florida, New York, Illinois): Filings happen in court. Look for Lis Pendens, foreclosure complaints, or case dockets.

• Non-judicial foreclosure states (California, Arizona, Texas): Filings are at the recorder’s office, typically Notices of Default or Trustee Sales.

Step 2: Navigate to the County Website

Search: “[County Name] recorder foreclosure notices” or “[County Name] clerk of court foreclosure”. Look for:

• Public Records Search portals

• Case search or docket lookup systems

• Foreclosure sale calendars

Examples:

• Maricopa County, AZ – Recorder’s office with searchable NODs.

• Cook County, IL – Clerk of Court foreclosure docket.

• Miami-Dade, FL – Clerk’s site with foreclosure cases.

Step 3: Search by Document Type

Most counties categorize documents by type. Common search terms:

• “Notice of Default”

• “Lis Pendens”

• “Foreclosure Complaint”

• “Notice of Trustee Sale”

• “Default Judgment”

Pro tip: Set date range filters (last 7–30 days) to capture recent filings. Fresh leads are far more actionable.

Step 4: Extract Key Data

For each notice, collect:

• Owner name(s)

• Property address

• Lender or trustee name

• Recording date

• Case number (if judicial)

• Mailing address (often from tax assessor site)

• Auction date (if included)

Some counties allow PDF downloads. Others may require you to copy info manually.

Step 5: Cross-Reference with Tax Records

Use county assessor or tax collector sites to:

• Confirm ownership and parcel number.

• Retrieve accurate mailing address (owners often live elsewhere).

• Check for tax delinquencies (layered motivation).

Step 6: Organize and Store Leads

Create a system for logging leads into your CRM or spreadsheet:

• Owner Name

• Property Address

• Filing Type (NOD, Lis Pendens, etc.)

• Filing Date

• Trustee/Lender

• Mailing Address

• Notes (equity estimate, condition, other liens)

Automation tools like Podio, Airtable, or custom CRMs can help scale this process.

Step 7: Outreach to Pre-Foreclosure Owners

Approach with empathy. Many owners are overwhelmed and suspicious of investors.

Direct Mail Script

Hi [Owner],

I know you may be facing a difficult situation with [Property Address]. I specialize in helping families in pre-foreclosure by providing quick, as-is purchase options. This can help you avoid auction, protect your credit, and move forward. If you’d like to discuss options, please call me at [Phone].

Sincerely,
[Your Name]

Phone Script

“Hi [Name], my name is [Your Name]. I came across the public filing on [Property Address]. I’m not here to pressure you—I work with homeowners in pre-foreclosure to help them avoid auction. Would you like me to explain what that could look like for you?”

Door Knock Script (Optional)

“Hi, I’m [Name]. I understand this may be a stressful time. I buy houses in as-is condition, and I might be able to help you stop the foreclosure process. If you’d like, I can walk you through your options.”

Advanced Tactics

• Automated Monitoring: Some counties allow you to set up alerts or RSS feeds for new filings.

• Virtual Assistants: Hire a VA to log in daily, pull notices, and update your CRM.

• Layering Data: Combine pre-foreclosure lists with probate, tax delinquency, or USPS vacancy for maximum motivation.

• Skip Tracing: Many owners are absent—skip trace for updated contact info.

• Networking with Attorneys: Pre-foreclosure often leads to short sales or bankruptcy. Attorneys can become referral partners.

Case Studies

Case 1: Non-Judicial State (Arizona)

Investor “J” checked Maricopa County recorder weekly. Pulled 20 Notices of Trustee Sale, mailed letters, and called skip-traced numbers. Closed one deal within 30 days, netting a $25K wholesale fee.

Case 2: Judicial State (Florida)

Investor “T” reviewed Miami-Dade Clerk of Court foreclosure dockets. Found Lis Pendens filings, contacted owners by mail, and converted two into short sales. Net profit: $42K.

Lesson: adapting process to judicial vs. non-judicial states is key.

Myth vs. Reality: Pre-Foreclosure Notices

State-by-State Quick Guide (Generalized)

• California, Arizona, Texas – Recorder’s office; Notices of Default and Trustee Sales.

• Florida, New York, Illinois – Clerk of Court; Lis Pendens, foreclosure complaints.

• Georgia, Nevada – Recorder’s office; Notices of Sale.

• North Carolina, Ohio – Judicial filings in court; search foreclosure docket.

• Colorado – Trustee’s office; foreclosure filings.

(Note: Always confirm specifics with your county.)

Checklist: Pulling Pre-Foreclosure Notices

• Identify correct county office (recorder/clerk/court).

• Access online portal or visit in person if required.

• Search by document type (NOD, Lis Pendens, etc.).

• Set date filters for fresh filings.

• Record owner, property, lender, filing date.

• Cross-reference with assessor/tax collector.

• Add to CRM/spreadsheet.

• Begin outreach within 7 days.

• Track outcomes and refine scripts.

Conclusion: Fresh, Direct, and Legal Leads

Pulling pre-foreclosure notices from county websites is one of the most powerful ways to source motivated seller leads before anyone else.

While third-party list providers deliver delayed or incomplete data, direct county pulls ensure you’re first in line. It requires consistency and empathy, but once mastered, it becomes one of the most reliable sources of discounted deals in real estate.

Approach homeowners respectfully, stay compliant with state laws, and refine your system weekly.

Done right, this method gives you an edge that most competitors simply won’t put in the work to achieve.