Hidden Real Estate Opportunities in Calhoun County’s Monthly Tax Sales

If you’re exploring tax deed sales in Georgia, Calhoun County is one place you should keep on your radar. This small, quiet county holds public auctions for properties with unpaid taxes. For investors, it can be a great way to buy land or homes at a low cost—if you know how the process works.

Let’s break it all down so you can decide if Calhoun County is the right move for your next investment.

Brief Overview of Georgia’s Tax Sale System

In Georgia, counties like Calhoun hold redeemable tax deed sales. This means when property taxes go unpaid, the property is auctioned off. The winning bidder gets a deed—but the original owner has one year and one day to pay back what they owe, plus a 20% penalty.

If the owner doesn’t redeem the property within that time, the investor can move forward to gain full ownership through foreclosure.

Calhoun County, Georgia Tax Sale Information

Here are the most important details for Calhoun County tax deed sales:

Item	Details
Tax Sale Type	Redeemable Tax Deed
Typical Sale Date	First Tuesday of the Month (if needed)
Auction Time	10:00 AM Eastern Time
Redemption Period	1 year and 1 day
Interest/Penalty Rate	20% flat (not annualized)
Bid Procedure	Starts at the tax owed; highest bidder wins
Deposit Requirement	Full payment due immediately in certified funds
Auction Location	Calhoun County Courthouse – 313 E. Main Street, Morgan, GA 39866
Registration Time	Opens 30 minutes before auction
Contact Info	Tax Commissioner’s Office – (229) 849-2685
Auction Updates	Georgia Public Notice

What Makes Georgia Tax Deeds Attractive?

Georgia offers strong returns for investors because of the 20% penalty you earn when the property is redeemed. That’s a fixed amount, no matter how quickly the owner pays.

And good news—you don’t need to live in Georgia to participate. Both U.S. and international investors are allowed to bid at these sales.

Fun Facts About Georgia

• Georgia has 159 counties—more than any state except Texas.
• The state uses a redeemable tax deed system, which is a mix of lien and deed investing.
• Georgia’s property taxes are lower than many other states.
• The state population is over 11 million and growing.
• Oversight of property tax rules is managed by the Georgia Department of Revenue.

Attractions and Economic Highlights

Popular Attractions

Georgia is full of beautiful parks, historical landmarks, local theaters, and festivals. In Calhoun County, things are quieter, but nearby cities like Albany offer more entertainment.

Transportation

Calhoun County is served by rural highways, and the closest major airport is in Albany. Road access is straightforward for traveling in and out of the area.

Economic Development

Agriculture is the main industry here. You’ll also find small businesses and family-owned operations throughout the county.

Community Appeal

The area offers peace and privacy. It’s perfect for anyone looking to invest in rural land, recreational property, or start a rental portfolio in a less competitive market.

Why Georgia Is Great for Tax Deed Investors

High Returns with Lower Risk

With a flat 20% return, even short-term redemptions are profitable. That’s better than most bank interest or traditional investments.

Simple Auction Process

The auction is in person and easy to follow. Bidding starts at the tax owed and goes to the highest bidder.

Open to Everyone

Whether you live in Georgia or not, you can bid. The auctions are open to all investors, including those from outside the U.S.

Understanding the Georgia Tax Deed Process

Here’s how it works from start to finish:

1. Search for properties on Georgia Public Notice.
2. Register on-site 30 minutes before the auction.
3. Bid live at the courthouse in Morgan.
4. If you win, pay immediately with a cashier’s check.
5. Wait the one year and one day redemption period.
6. If not redeemed, apply for a bar of redemption to gain ownership.

Expected Returns

• If the property is redeemed: You earn a 20% penalty.
• If it’s not redeemed: You may acquire a property far below market value.

Foreign Investor Participation

Yes, international investors are welcome. Georgia does not have residency restrictions for tax sale participation, making it ideal for global investment opportunities.

Importance of Due Diligence

What to Do Before You Bid

• Verify the property location and legal description.
• Visit the property (from the street, not inside).
• Call the county for any liens or fees not covered in the sale.
• Make sure utilities and road access are available.

Risks of Skipping This Step

If you don’t research the property, you might end up with landlocked lots, old liens, or property that needs major work. Always do your homework.

Buying Over-the-Counter (OTC) in Georgia

If a property doesn’t sell at auction, it may become available over-the-counter.

How to Buy OTC

Call the Tax Commissioner’s Office to ask if any OTC properties are available.

Benefits

• No bidding competition
• Set pricing
• Still eligible for redemption period and potential 20% return

Why Calhoun County Is a Smart Choice

• Low property prices make it great for first-time investors.
• Ongoing rental demand in the area offers passive income.
• It’s close enough to major cities but still rural and affordable.

Pro Tips for Calhoun County Investors

• Some properties may not have a listed street address—double-check with the county.
• Ask about survey records to avoid boundary issues.
• If you’re planning to build later, confirm access to power, water, and sewer before buying.

Frequently Asked Questions (FAQs)

Can anyone attend the auction?
Yes. As long as you register and have certified funds, you can bid.

What if the owner redeems the property?
You’ll get your full investment back, plus 20%.

Are foreign investors allowed?
Yes. Georgia allows both domestic and international investors to participate.

Where can I find the list of properties?
Check the Georgia Public Notice website.

Is there a bidding limit?
No, you can bid on as many properties as you want—just make sure you have the funds ready.

Useful Links

• Calhoun County Government
• Tax Commissioner’s Office
• Georgia Public Notice – Tax Sale Listings
• Tax Sale Listings for Calhoun County
• Georgia Department of Revenue
• 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!!

Ready to Start?

Calhoun County properties are listed now. Visit the Auction Calendar to learn more, get up to speed with our free resources, and if you’d like help with your strategy, just book a call with our team.

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