What You Need to Know Before Bidding on Franklin County Tax Deed Properties

If you’re thinking about investing in property through tax sales in Georgia, Franklin County could be a great place to start. The county offers tax deed sales, giving buyers the chance to pick up properties at low prices when taxes go unpaid. But before you jump in, it’s important to understand how the process works.

This guide walks you through how tax sales work in Franklin County and why the area is attractive for investors.

Georgia Tax Sales Overview

In Georgia, counties typically use redeemable tax deeds. When a property owner doesn’t pay their taxes, the county may sell the deed at a public auction. The buyer gets a deed but doesn’t get full ownership right away — the original owner has one year and one day to pay back what’s owed, plus a 20% penalty.

If they don’t pay, the buyer can take legal steps to fully own the property.

Franklin County Tax Sale Information

Here are the key details for Franklin County’s tax deed auctions:

Item	Details
Tax Sale Type	Redeemable Tax Deeds
Typical Sale Date	First Tuesday of the month (only when properties are available)
Time	Auctions begin at 10:00 AM ET
Registration	In-person, starts at 9:00 AM on the day of the sale
Location	Franklin County Courthouse, 7085 Highway 145, Carnesville, GA
Redemption Period	1 year and 1 day
Minimum Interest Rate	20% penalty (even if redeemed the next day)
Bid Procedure	Public outcry (highest bidder wins)
Payment Due	Within 1 hour after the sale ends
Payment Types Accepted	Cash or certified funds (cashier’s checks made payable to the Franklin County Tax Commissioner)
Notice Publication	Published for 4 weeks in the Franklin County Citizen Leader newspaper
More Info	Visit the Franklin County Tax Commissioner Website for updates and forms

Why Franklin County, Georgia Is a Good Investment Spot

Franklin County is in Northeast Georgia, not far from Atlanta and Greenville, SC. It offers a peaceful setting with a mix of farmland, small towns, and lakefront properties. For investors, that means:

• Lower property costs than metro areas
• Demand for rental housing
• High interest penalties for redemptions
• Rural land that appeals to retirees and lifestyle buyers

Interesting Facts About Georgia

• Population: Georgia has over 11 million residents.
• Tax Deed State: Georgia is one of the few states that offers redeemable tax deeds with a flat 20% penalty.
• Growth: The state has seen steady population and economic growth, especially in the Atlanta metro and surrounding counties.

Franklin County Real Estate Insights

• Growth Towns: Carnesville and Lavonia are growing towns with small-town appeal and access to I-85.
• Lake Hartwell: Properties near the lake see more buyer interest, especially for vacation homes.
• Affordable Land: Land prices remain reasonable, ideal for long-term holding or development.
• Retiree Friendly: The area appeals to retirees seeking peace and natural beauty.
• Steady Rental Market: Towns like Royston and Lavonia have demand for long-term rentals near schools and job centers.

ttractions and Community Highlights

• Outdoor Fun: Lake Hartwell offers fishing, boating, and camping
• Local Parks and Trails: Great for hiking and family outings
• Historic Sites: Explore charming downtown areas and local history museums
• Transportation: Close to I-85 for easy travel to Atlanta or Greenville
• Economy: Agriculture, light manufacturing, and tourism are key industries here

Auction Process in Franklin County

The Franklin County tax sale is a public auction held on the courthouse steps. Here’s how it works:

1. Show Up Early: Registration opens at 9:00 AM
2. Bring ID: You must have a valid government-issued photo ID
3. Sign Affidavit: You may need to confirm you’re not bidding for the owner
4. Bid Live: The auction starts at 10:00 AM. Highest bidder wins
5. Pay Quickly: Payment is due within an hour — cash or certified check only

Expected Returns for Georgia Tax Deed Investors

If the original property owner redeems the property, the investor receives the full amount paid, plus a 20% penalty — no matter how soon they redeem. If the owner doesn’t pay within one year and a day, you can file for full ownership.

That’s a high return compared to many traditional investments, with a relatively low-risk entry point if due diligence is done correctly.

Buying Tax Deeds Over the Counter

If a property isn’t sold at auction, it may be available over-the-counter (OTC). You can check with the Franklin County Tax Commissioner to see what’s still available.

Benefits of OTC purchases:

• No competition
• Fixed cost
• Chance to review properties thoroughly before buying

What to Watch Out for (Do Your Homework)

Before you bid, make sure to:

• Check if the property is landlocked
• Review zoning restrictions
• Look for unpaid liens or utility bills
• Review maps and aerial images
• Consider a title search

Skipping these steps can lead to unexpected surprises or losses.

Pro Tips for Tax Sale Investors

• Focus on properties near Lake Hartwell for higher resale or rental value
• Check floodplain boundaries — some lake lots come with restrictions
• Plat maps can reveal odd-shaped parcels that may not be suitable for building
• Expect competition for waterfront or mobile-home zoned lots

Frequently Asked Questions (FAQs)

Do I need to live in Georgia to bid?
No, anyone can bid — including investors from out of state or internationally.

Can I get financing for tax sale purchases?
No, you must pay in full with cash or certified funds.

Do I get the title immediately?
You get a redeemable tax deed. Full ownership only comes after the 1-year-and-1-day redemption period, followed by a quiet title process.

What happens if the property is redeemed?
You get your full investment back plus a 20% return, no matter how quickly it’s redeemed.

Where can I find available properties?
Check with the Franklin County Tax Commissioner and monitor the Franklin County Citizen Leader for legal notices.

Useful Links

• Franklin County Tax Commissioner
• Ad Valorem Tax Sale Process
• Franklin County Government Website
• Georgia Superior Court Clerks’ Authority (GSCCCA)
• 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!!

Why Franklin County and Georgia Stand Out for Investors

With steady population growth, strong rental demand, and the flat 20% return policy, Georgia tax sales are a great option for new and seasoned investors. Franklin County is especially appealing because of its affordable entry costs, lake access, and rural charm with proximity to major highways.

Need a Hand?

Ready to invest in Franklin County? Visit the Auction Calendar to see what’s available. Use our free resources to gain clarity and book a call if you’d like help making a smart investment plan.

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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