Turn Back Taxes into Real Estate: Burke County’s Buying Opportunity

If you’re thinking about getting into property investing in Georgia, Burke County could be a great place to start. Known for its mix of rural charm and economic potential, this area holds tax deed sales for properties with unpaid taxes. These sales can be a smart way to buy land or homes below market value—if you understand the process.

This guide will walk you through everything you need to know about tax deed investing in Burke County, including auction details, redemption timelines, what to bring, and more.

Brief Overview of Georgia Tax Deed Investing

Georgia uses a redeemable tax deed system. That means when you buy a property at a tax sale, the original owner has 1 year and 1 day to pay you back—plus penalties. If they don’t, you may be able to get full ownership through a legal process called quiet title.

This gives investors a chance for high returns while still giving property owners a chance to reclaim their property.

Important Tax Sale Details for Burke County, GA

Category	Details
Tax Sale Type	Redeemable Tax Deed
Typical Sale Date	First Tuesday of qualifying months (not held every month)
Time	Auction begins at 10:00 AM ET; registration opens at 9:00 AM
Redemption Period	1 year and 1 day from sale date
Interest Rate/Penalty	20% flat penalty on top of winning bid for redemption
Bid Procedure	Public outcry auction; highest bidder wins
Payment Deadline	Within 1 hour after the sale
Payment Type	Cash or cashier’s check made payable to the Burke County Tax Commissioner
Location	Burke County Courthouse, 602 N Liberty Street, Waynesboro, GA 30830
Registration	In-person on auction day; photo ID required, may need to sign an affidavit
Sheriff’s Deed	Mailed after the sale once payment is verified
Official Info	Burke County Tax Commissioner
Auction Records & Legal Descriptions	Georgia Superior Court Clerks’ Cooperative Authority

Fun Facts About Georgia and Burke County

• Waynesboro, the county seat, is called the “Bird Dog Capital of the World.”
• Plant Vogtle, one of the biggest nuclear power plants in the U.S., is located in the county and fuels steady demand for housing.
• Burke County has a strong agricultural background, with many properties used for farming, timber, and homesteads.
• It sits just south of Augusta, making it a popular spot for commuters and long-term investors.
• Georgia law (O.C.G.A. § 48-4-1) requires a 20% penalty instead of a percentage interest rate, giving clear returns to buyers.

Attractions and Economic Highlights

Popular Attractions

• Historic downtown Waynesboro
• State parks and recreation areas
• Outdoor hunting and fishing grounds
• Local festivals and agricultural fairs

Transportation Infrastructure

• Well-connected by U.S. Highway 25
• Short drive to Augusta Regional Airport
• Access to CSX rail lines in surrounding areas

Economic Development

• Strong in agriculture, utilities, construction, and forestry
• Ongoing projects like Plant Vogtle expansion bring more workers and rental demand

Community Appeal

• Peaceful, rural living with large lots
• Affordable homes and land for long-term growth
• Ideal for land banking or fix-and-rent strategies

Why Georgia is Ideal for Tax Deed Investors

• Clear redemption penalty (20%) provides predictable high returns
• Low cost of entry compared to many states
• Process is open to all investors, including those from out of state or outside the U.S.
• Properties often have good long-term value due to land size, location, and price point

Understanding the Tax Sale Process in Georgia

How the Auction Works

1. Register on the morning of the auction (bring ID)
2. Auction begins at 10 AM with public bidding
3. Winning bidder pays in full within an hour
4. You receive a Sheriff’s Deed in the mail
5. If the property is not redeemed in 1 year and 1 day, you can begin quiet title action

Expected Returns

• 20% penalty if the owner redeems
• Ownership of the property if they don’t
• Compared to traditional investing, these returns are high with lower upfront risk

Open to All Investors

• No residency requirement
• Open to foreign investors as well
• Ideal for new and experienced real estate investors

The Importance of Due Diligence

What to Research Before You Bid

• Check for code violations
• Verify property boundaries and access roads
• Make sure there are no federal liens or IRS claims
• Ask about well systems, zoning restrictions, and easements

Risks of Skipping Research

• You may inherit unwanted responsibilities like clean-up costs or legal issues
• Some properties might not have access to roads or utilities
• Always walk or view the property from public access points before bidding

Buying Over-the-Counter (OTC) Tax Deeds

If a property doesn’t sell at auction, it may become available as an OTC tax deed. These are listed through the county or sometimes on third-party platforms.

Benefits of OTC Tax Deeds

• No bidding competition
• Set pricing
• Easier to plan your budget

Contact the Burke County Tax Office to ask about any current OTC opportunities.

Why Burke County is a Top Pick for Investors

Economic and Tax Advantages

• No state income tax on out-of-state pensions (for retirees)
• Affordable property taxes
• County supports land use for agriculture, homesteading, and rentals

Real Estate Market Overview

• Land and homes are much cheaper than in nearby urban areas
• Growing interest from out-of-town investors due to location and affordability
• Ideal for buy-and-hold, fix-and-rent, or land banking

Pro Tips

• Always verify redemption deadlines for your specific sale
• Visit the property in person if possible
• Confirm with the county if the property has any hidden obligations
• Watch out for shared wells or septic issues in rural areas
• Properties near Plant Vogtle may offer unique opportunities

Frequently Asked Questions

Do I need to live in Georgia to bid?
No, tax deed sales are open to both in-state and out-of-state investors.

What happens if the owner pays the taxes after I win?
You’ll get your full bid amount back plus a 20% penalty.

How do I get full ownership?
If not redeemed after 1 year and 1 day, you can file a quiet title lawsuit to gain full ownership.

Can I visit the property before bidding?
Yes, and it’s highly recommended. Just stay on public roads or get permission to access the land.

Are there payment plans?
No. Winning bids must be paid in full within one hour—cash or cashier’s check only.

Useful Links

• Burke County Tax Commissioner
• Burke County Treasurer and Tax Sale Portal
• Georgia Superior Court Clerks’ Cooperative Authority
• Burke County Government Site
• Unlock Property Deals at a Fraction of the Cost in Georgia
• Discover the intriguing world of Hybrid Auctions
• Discover Tax Deeds and how you can find property for as little as $50! 
• Want to get started with Tax Liens? Watch this video!
• Learn About the 90% Off Georgia Real Estate!!

Need a Hand?

If you’re serious about Burke County investments, start by visiting the Auction Calendar. Let our free resources walk you through the basics, and if you want to talk strategy, book a call with our expert team.

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