Delinquent tax lists · Georgia
Forsyth County delinquent tax list
Short answer: Forsyth County has two delinquent tax lists. The official one is published by the County Tax Commissioner before each scheduled sale, free to download, and it lists parcel numbers and amounts owed with no owner contact. The year-round one is the delinquency record underneath it, where 162 (estimated) owners near Cumming currently carry a distress signal. Georgia is a redeemable deed state, so a winning bid at the sale takes a deed the owner can still buy back.
Distressed owners near Cumming
162
Within 25 miles of the county seat, refreshed daily. Forsyth County is a mid-size county.
Top-deal discount target
~41% under market
Average start bid across the 20 strongest Forsyth leads right now.
Avg. spread per top deal
$227,000
On a typical $555,000 estimated value.
Coverage centers on Cumming, the Forsyth County seat, and reaches 25 miles out, widening to 50 when the market runs thin.
Forsyth County tax sale rules at a glance
The mechanics that decide what you are actually buying, and how long the owner keeps a way out. The full Georgia rules, timelines and deficiency detail sit on the state page, since they apply to every county here.
| County | Forsyth County, Georgia. County seat: Cumming. |
|---|---|
| Who publishes the list | The County Tax Commissioner for Forsyth County. |
| What the sale transfers | Georgia is a redeemable deed state. A winning bidder gets a redeemable deed, which is ownership subject to the former owner buying it back inside the redemption window. |
| Rate and cadence | First-Tuesday courthouse sales; tax deeds carry a 20% premium and a 1 year owner redemption. |
| Owner redemption | None after a mortgage foreclosure sale. |
The Georgia delinquency clock
Where a Forsyth owner sits on this line is what decides whether they will take a low cash offer today.
The Forsyth list, ranked hardest-first
Representative profiles from our ranking model for the Cumming area. The live list, with exact locations, photos and owner details, is one free scan away.
| Rank | Why they would sell | Est. value | Start bid | Under market |
|---|---|---|---|---|
| #1 | Auction setTax delinquent 4 yr88% equity | $637,000 | $274,000 | ~45% |
| #2 | Notice of defaultTax delinquent 4 yr54% equity | $588,000 | $283,000 | ~45% |
| #3 | Notice of defaultTax delinquent 1 yr74% equity | $604,000 | $268,000 | ~44% |
7 more ranked Cumming deals behind the scan
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What the Forsyth list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How Forsyth compares across Georgia
Forsyth County is the 8th largest of the 11 Georgia counties covered here, and it runs lighter in distressed owners than the Georgia average, at 6.1 flagged properties per 10,000 residents against a state figure of 7.4. It accounts for about 4.1% of every flagged property across the Georgia counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Cherokee County | Canton | 537 | 19.1 |
| Henry County | McDonough | 495 | 19.8 |
| Fulton County | Atlanta | 455 | 4.3 |
| Muscogee County | Columbus | 424 | 20.6 |
| DeKalb County | Decatur | 418 | 5.5 |
| Richmond County | Augusta | 386 | 18.6 |
Density matters more than the raw count when you are choosing where to work. A smaller county with a high per-capita figure often has less competition per lead than the metro next door.
How far under market these close
The official Forsyth list vs. this one
Both are worth having. They answer different questions.
| Forsyth official sale list | The LowBaller list | |
|---|---|---|
| Who publishes it | The County Tax Commissioner | LowBaller, from county and public records |
| When it exists | Only in the run-up to each scheduled sale | Year round, refreshed daily |
| Format | A PDF or spreadsheet of parcel numbers and amounts owed | A ranked table with a map pin, photo and estimated value on every row |
| Owner contact | Not included | Phone and email on unlock, and no credit is spent when nothing verifies |
| Ranking | Alphabetical or by parcel number | Hardest situation first, by foreclosure stage, years behind and equity |
| Timing advantage | Everyone bidding sees the same list on the same day | Owners appear months before any auction, while a private sale still solves their problem |
Working the Forsyth list
What actually matters in a county this size, at this level of distress, under Georgia timelines.
Off the main road
Forsyth County ranks 8 of 11 covered Georgia counties and holds about 4.1% of the state's flagged properties. Most buyers never scroll this far down the state, which is the entire argument for working it.
Below the state norm
Forsyth runs 6.1 flagged properties per 10,000 residents against 7.4 statewide. A shorter list than average, which usually means fewer owners with stacked signals and a longer time to a yes.
Cumming and everything around it
Forsyth works off Cumming as its seat, and the scan reaches 25 miles out from there, widening to 50 when the list runs thin. In a county this shape that usually means several towns, each with its own price level.
The Georgia clock
Foreclosure here typically runs 1 to 2 months from filing to sale. The tax clock and the mortgage clock run independently, so check both before you decide how hard a deadline an owner is actually facing.
Why Forsyth investors work it before auction day
No bidding war
At the sale you are one of a room full of bidders on the same parcel. Months earlier you are the only person who called.
You can see the house
A private sale means an inspection and a clean title search. Lien auctions in Georgia rarely give you either.
The owner keeps something
An owner with equity who sells early clears the tax debt and walks away with money. At the sale, they usually walk away with nothing.
Forsyth County delinquent tax list FAQ
How do I get the Forsyth County delinquent tax list?
Two lists exist and they are not the same. The official one comes from the County Tax Commissioner, is published as a PDF or spreadsheet before each scheduled sale, and disappears between sales. The year-round one is the delinquency record itself, which is what LowBaller compiles: roughly 162 properties around Cumming currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free Forsyth delinquent property tax list PDF?
Yes. The County Tax Commissioner publishes the pre-sale list free of charge, usually as a PDF or a downloadable spreadsheet tied to a specific sale date. It gives you parcel numbers and amounts owed. It does not give you owner contact details, an estimated value, or any indication of which owners would actually take a low cash offer.
When is the Forsyth County tax sale?
Forsyth County publishes its own schedule, and it moves. The Georgia pattern is the thing that holds steady: First-Tuesday courthouse sales; tax deeds carry a 20% premium and a 1 year owner redemption. Check the county's pre-sale notice close to the date, because the list shrinks daily as owners redeem.
Can I buy Forsyth tax-delinquent property before the auction?
Yes, and it is usually the better trade. There is no bidding war, the owner clears the debt with a clean sale instead of a forced one, and you are not buying blind. The window is the months between the delinquency appearing in the record and the sale being scheduled, which is exactly the period this list covers.
What does a winning bid actually get you in Georgia?
Georgia is a redeemable deed state, so a winning bidder takes a redeemable deed, which is ownership subject to the former owner buying it back inside the redemption window. None after a mortgage foreclosure sale. That difference matters more than the discount: in a lien state you are buying a debt with a yield, and in a deed state you are buying a house.
How far below market do Forsyth deals close?
The strongest current leads near Cumming support start bids around 41% under estimated value. Across the whole list, hard distress such as a scheduled auction or a stacked tax lien closes 20 to 40% under market, while softer signals like long-distance ownership land closer to 15 to 30% under. Forsyth runs lighter in distress than the Georgia average, so the deepest discounts are rarer here and equity screening matters more than volume. Equity sets the ceiling, because an offer cannot go below what clears the owner's mortgage.
How many tax-delinquent properties are there in Forsyth?
About 162 properties within 25 miles of Cumming currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 6.1 flagged properties per 10,000 residents, against 7.4 across Georgia as a whole, and makes Forsyth the number 8 of the 11 Georgia counties covered here by population. That figure moves daily as owners pay, redeem or fall further behind.
Do I need a Forsyth address to search, or can I search the whole county?
Either. Run the scan on any Forsyth ZIP and you get the full ranked list for the surrounding area, or check one specific address to see whether that owner carries a distress signal. Browsing is free and unlimited, and credits are only spent when an owner's verified phone or email comes back.
Delinquent tax lists nearby
Keep going
The Forsyth owners who will sell cheap are on this list today.
Not in 2026 sale season. Now, months before the auction, while a quiet private sale still solves their problem. Scan free and browse every one.
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Informational summary, not legal or investment advice. Rates, redemption periods and sale formats are summarized at the Georgia state level and can be changed by statute or applied differently by Forsyth County. The County Tax Commissioner and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.