DeKalb County hybrid / redeemable deed sales investing guide. 20% per annum interest, 12-month redemption. Auction details and due diligence checklist.
DeKalb County, GA sells tax deeds via county-run online portal, with a 12 months redemption window and a 20% per annum statutory rate. Auctions run on an annual cadence.
Marshal sales first Tuesday monthly (Decatur Courthouse), excess funds lists.
Aggregated from live DeKalb County listings on LienScout Pro. Snapshot refreshes weekly.
Tax-sale data on this page is sourced from and reconciled against County Tax Commissioner publications for DeKalb County, Georgia.
DeKalb County's tax sales are conducted by the Marshal's Office on the first Tuesday of each month at the DeKalb County Courthouse in Decatur. DeKalb does not sell through Bid4Assets or any third-party platform — the sale is in-person, cash or certified check, and the levy list is posted through the Tax Commissioner's office ahead of each sale date. DeKalb also publishes a public excess-funds list that lienholders and former owners can claim from after a sale closes.
DeKalb's parcel mix is unusually diverse for a single Georgia county: dense in-town Decatur and Kirkwood homes, older Memorial Drive commercial strip, and unincorporated pockets that behave more like exurban Gwinnett. Redemption behavior varies just as much across those submarkets, so bidding models built on a county-wide average tend to overpay in some ZIPs and underpay in others. Pull DeKalb's marshal levy list the week of sale — cancellations are common — and verify any open in-rem or code-enforcement filings on the parcel.
Georgia tax sales in DeKalb County are redeemable deed sales held on the first Tuesday of the month at the county courthouse (or the courthouse steps) — some counties run monthly, others quarterly, and Fulton uses in-person sheriff/marshal sales. Bidders register the morning of the sale, show proof of funds, and bid premium-only above an opening bid equal to taxes, penalties, and costs. Winners pay by cashier's check or wire same-day; the Sheriff or Tax Commissioner issues a tax deed within 30–60 days. The property owner (and any interested party) then has 12 months to redeem at 20% penalty on the first year, plus an additional 10% for each year thereafter — one of the highest statutory returns in the country.
For a DeKalb County parcel, start at the Tax Commissioner's search for the current tax balance and the delinquency notice. Pull the Tax Assessor's parcel viewer for owner of record, land + improvement value, zoning class, and last sale date. Run the Superior Court Clerk's Real Estate Index for the last warranty deed, active mortgages, and any liens (Georgia counties expose this via GSCCCA's state-wide search — one search covers all 159 counties). Finish with the county GIS for setbacks and flood overlays and Google Street View for a visual read. If the parcel is inside the City of Atlanta, also check the DeKalb or Fulton code-enforcement portal — municipal liens survive Georgia tax sale.
After you win a DeKalb County tax deed, the Sheriff records the deed and delivers a certified copy. You now hold defeasible title — you own it, but the former owner can redeem within 12 months by paying you 120% of your investment (plus 10% for each additional year if they wait). To cut off that redemption right after 12 months, you must send a statutory Notice to Foreclose Right to Redeem via sheriff service to every interested party (owner, lienholders, tenants); the notice is expensive to serve but converts your defeasible deed into indefeasible fee simple 30 days later. Most Georgia deeds redeem inside year one at 20% — the tail that doesn't redeem produces the outsized long-term returns the state is known for.
DeKalb County holds its redeemable-deed sale monthly on the first Tuesday at the DeKalb County Courthouse steps in Decatur. Investor competition is intense in Decatur, Brookhaven, Avondale Estates, and Kirkwood — premium overbids are the norm. Realistic entry points are south DeKalb (Lithonia, Stone Mountain fringe), Memorial Drive commercial parcels, and mixed-use / small-industrial inventory. Georgia's 20% first-year redemption penalty (10% for each subsequent year) applies, and the one-year statutory redemption must run before barment.
DeKalb County holds tax sales where properties with delinquent taxes are auctioned off. Buyers acquire a tax lien on the property, not direct ownership. The property can be redeemed by the original owner within 12 months by paying the purchase price plus 20% annual interest/penalty.
You can expect a potential return of 20% per annum on your investment if the property is redeemed. If the property is not redeemed within the 12-month period, you may have to go through a foreclosure process to gain ownership. The specific annual return is fixed at 20% by the county's regulations.
The main risks include the possibility of the property not being redeemed, requiring you to undertake the foreclosure process to obtain ownership. There's also the risk of unforeseen property conditions or the need for significant repairs if you do gain ownership. Additionally, legal complexities can arise during the redemption or foreclosure phases.
To get started, you'll need to research upcoming DeKalb County tax sales and understand the specific auction rules. It is advisable to consult with a legal professional experienced in tax sales to guide you through the process and ensure compliance. Familiarize yourself with the properties available and their potential risks before bidding.