Distress is rising
- Georgia had 1,189 foreclosure starts in August 2026, fifth most of any state (ATTOM August 2026 Foreclosure Market Report, as of Aug. 2026).
- Georgia foreclosure filings in the first half of 2026 totaled 8,433, up 52% from the first half of 2025, one of the largest increases in the country (ATTOM Midyear 2026 Foreclosure Report, as of June 2026).
- The Atlanta metro had 2,520 foreclosure starts in Q1 2026, fourth most among large U.S. metros (ATTOM Q1 2026 Foreclosure Report, as of Q1 2026).
Nationally, ATTOM notes activity remains below pre-pandemic norms, so this is a rise from low levels, not a crisis.
Author note: I bought hundreds of homes at foreclosure auctions in DeKalb and Fulton counties from 2009 to 2012. Johnny Voyles
Georgia foreclosure basics
Most Georgia home loans use a security deed with a power of sale, which lets the lender foreclose without going to court (nonjudicial foreclosure). Key rules under Georgia law:
- First Tuesday sales. Sales under power are held on the first Tuesday of the month, between 10 a.m. and 4 p.m., at the county courthouse, the same time and place as sheriff's sales (O.C.G.A. § 44-14-162; Georgia Attorney General, Mortgage Foreclosures). If the first Tuesday is a holiday, the sale moves to Wednesday.
- Advertising. The sale must be advertised once a week for four weeks before the sale in the county's legal organ, the newspaper where sheriff's notices run (Georgia Attorney General, Mortgage Foreclosures).
- Notice to the borrower. The lender must send notice at least 30 days before the sale (O.C.G.A. § 44-14-162.2).
Because the legal notices are public, investors can review upcoming sales weeks ahead in each county's legal organ.
How investors approach distress
- Pre-foreclosure. Some owners prefer to sell before the sale date. Approach respectfully and follow the law.
- Courthouse auction. Usually requires certified funds, little or no interior access, and title risk is on you. Research liens and title before bidding.
- REO. Bank-owned homes after a failed auction, often sold through agents, usually as-is.
In every case, speed of funding matters. Auctions and short deadlines reward buyers who already have capital lined up.
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