Effingham County Tax Sales: A Beginner’s Path to Property Investment in Georgia

If you’re thinking about buying tax sale properties in Georgia, Effingham County is worth your attention. With its close connection to Savannah and steady population growth, it’s a great area for smart investors looking for solid returns. This article explains how the tax sale process works in Effingham County and why it could be a good opportunity.

Overview of Georgia’s Tax Deed Investing

Georgia uses a tax deed system. That means when you win a property at auction, you’re buying the deed, not just a lien. But there’s a catch—the original property owner has 12 months to pay off the debt and reclaim the property. If they don’t, you can move forward with full ownership through a legal step called barment.

Because of this system, many investors enjoy low-risk investments with high return potential, especially when the property is redeemed.

Effingham County Tax Sale Details

Item	Details
Tax Sale Type	Tax Deed Sales
Sale Date	First Tuesday of select months (varies)
Auction Time	10:00 AM Eastern Time
Redemption Period	12 months
Interest Rate	Minimum 20% on redemption
Bid Procedure	Live in-person auction, highest bidder wins
Deposit	Full payment due immediately (certified funds or cashier’s check)
Auction Location	Effingham County Judicial Complex – 700 N Pine St, Springfield, GA
Registration	In person only, must bring government-issued photo ID
Contact Office	Effingham County Tax Commissioner
Property List	Available on Effingham Tax Sales page and in the Effingham Herald

Why Invest in Georgia Tax Deeds?

Georgia is one of the more investor-friendly states when it comes to tax sales. Since you’re buying the deed, not a lien, you’re in a stronger position from day one. If the property is redeemed, you’re guaranteed at least 20% interest—higher than many other types of investments.

Plus, with rapid growth in counties like Effingham, it’s possible to find properties that are not just cheap—but have long-term upside.

Fun Facts About Georgia

• Population: Georgia has over 11 million residents
• Property Tax History: Property taxes date back to the early 1700s
• Redemption Law: The 12-month redemption rule applies across all counties
• Savannah Connection: Effingham is only about 30 minutes from Savannah’s job market and port system

Attractions and Economic Highlights

Popular Attractions

Effingham County is close to Savannah’s museums, parks, and historic buildings. Locally, you’ll find outdoor parks, nature trails, and community festivals.

Transportation

The county is served by major highways and is close to Savannah/Hilton Head International Airport. Roads and logistics support the area’s suburban growth.

Economic Development

Top industries in the region include:

• Manufacturing
• Agriculture
• Construction
• Logistics and supply chain

Community Appeal

Effingham County offers a small-town feel with access to big-city jobs. It’s especially attractive to families and remote workers looking for more space and lower costs.

Why Effingham County is a Smart Investment

Effingham is one of Georgia’s fastest-growing counties. A lot of the growth is happening in:

• Rincon – a popular spot for new development
• Guyton – known for affordable land and quiet living
• Springfield – the county seat with a historic town center

With population increases, new neighborhoods, and better schools, the demand for housing continues to grow.

What Makes Effingham County Tax Sales Worth It?

• High return potential – At least 20% on redemptions
• Affordable starting prices – Cheaper than metro areas
• Growing property values – Especially near Savannah suburbs
• Open to everyone – Anyone can attend the sale and bid

Auction Process in Effingham County

1. Check the property list on the Effingham Tax Sales page
2. Register in person on auction day (arrive 30–45 minutes early)
3. Bring your ID and certified funds
4. Bid live – the auction starts at 10:00 AM
5. Pay in full if you win
6. Wait 12 months for the redemption period to expire
7. File for barment if the property isn’t redeemed

Maximum Returns You Can Expect

If the original owner redeems the property, you’re guaranteed at least 20% return. In some cases, additional penalties and fees increase your payout. If the property isn’t redeemed, you might own a valuable home or land for a fraction of its market value.

Open to All Investors

Effingham County tax sales are open to anyone, including international investors. Just remember: you must attend in person and follow registration steps

Importance of Due Diligence

What to Check Before Bidding

• Floodplain risk – Check local flood maps
• Outstanding liens or utilities – Some debts can carry over
• Zoning laws – Especially important in rural areas
• Road access and condition – Some land is landlocked or undeveloped

Risks of Skipping Research

Without proper checks, you could end up with a problem property—something that can’t be developed or carries extra costs.

Buying Over-the-Counter (OTC)

How to Buy OTC

If a property doesn’t sell at auction, it may be available later through the Tax Commissioner.

• Ask for a list of unsold properties
• Visit or contact the Effingham Tax Office
• Buy directly, often without any competition

Why Consider OTC Sales

• No bidding war
• Fixed price
• Same 12-month redemption period
• More time to research the property

Economic and Tax Advantages

Georgia has no state property tax—only local taxes apply. That helps lower long-term holding costs. Plus, the economy is strong with a major port, healthy job market, and steady population growth.

Real Estate Market Overview

Effingham County real estate is closely tied to the Savannah metro area. As jobs and demand grow in Savannah and Pooler, nearby towns like Rincon and Guyton see more homes being built and prices rising.

Conclusion: A Solid Opportunity for the Right Investor

Tax deed investing in Effingham County is a smart way to build wealth—if you do your research. Between the high returns, strong growth, and affordable properties, it’s one of the better spots in Georgia to consider for long-term investing.

Just make sure you go in prepared and understand the process from start to finish.

Pro Tips for Tax Sales in Effingham County

• Look for properties in Rincon—growth is steady there
• Double-check for flood risk—especially near creeks and rivers
• Verify zoning rules before planning a use
• Use the QPublic Search Tool to research property data

Frequently Asked Questions

Can I register online?
No, all bidders must register in person.

What’s the interest rate if the owner redeems the property?
You’re guaranteed a minimum 20% return.

Do I get full ownership right away?
No. You get a tax deed. After the 12-month redemption period, you can file for full ownership through barment.

Can I participate if I live outside Georgia?
Yes. Out-of-state and international buyers can bid as long as they’re present at the auction.

Where can I find the list of properties?
Visit the Effingham Tax Sales page or check the Effingham Herald for public notices.

Useful Links

• Effingham Tax Commissioner Website
• Effingham Tax Sale Info
• Effingham 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?

Explore tax sales in Effingham County by visiting our Auction Calendar. Our free resources will provide useful tips, and if you need expert advice, don’t hesitate to book a call to learn more.

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About Dustin Hahn

Dustin Hahn is a Tax Lien & Deed investor with over 22 years of experience and hundreds of deals under his belt. He created Tax Lien School.com to help you buy Tax Deeds up to 90% off mortgage free and earn up to 36% ROI with Tax Liens. This site was voted the “Most Useful Resource” for new investors. Dustin’s YouTube Channel is the #1 Channel on Tax Liens & Deeds with over 98,000 Subscribers and 3600 videos to help you start. “The Best Time To Start Real Estate Investing Was 20 Years Ago, The Second Best Time Is TODAY!”

20+yrs

5–10deals/mo

2009TLS founded