Investing in Towns County Tax Liens: What You Need to Know

Looking to invest in real estate with less competition and solid returns? Towns County, Georgia might be just the spot. Known for its mountain views, quiet towns, and vacation appeal, this small county in North Georgia offers a unique chance to buy property through tax lien sales.

Let’s walk you through what makes Towns County stand out and how you can get started.

Brief Overview of Georgia’s Tax Lien System

Georgia uses a tax lien certificate system. This means when property owners don’t pay their taxes, the county sells a lien against the property—not the property itself.

As a buyer, you’ll pay the back taxes, and in return, you’ll get a tax lien certificate. The property owner has one year and one day to pay you back—with interest. If they don’t, you can begin legal steps to take ownership.

It’s one of the more investor-friendly systems in the country—when you understand how it works.

Important Tax Sale Details for Towns County, Georgia

Detail	Information
Tax Sale Type	Tax Lien Certificates
Typical Sale Date	First Tuesday of the month (when scheduled)
Auction Time	10:00 AM Eastern
Location	Towns County Courthouse, 48 River St, Hiawassee, GA 30546
Registration	Required (starts 30 mins before auction at courthouse)
Redemption Period	1 year and 1 day
Bid Process	Starts at amount of back taxes; highest bidder wins the lien
Payment	Certified funds or cash due immediately after winning
Notices Posted In	Towns County Herald and courthouse bulletin board
Official Info	Towns County Tax Sale Page

Contact Info:

• Tax Commissioner: [email protected]
• Phone: (706) 896-2267
• Website: www.townscountyga.gov

Why Towns County Is a Smart Spot for Tax Lien Investors

Towns County is peaceful and scenic, but it’s also a place with active property turnover due to its vacation-home appeal. You’re likely to find:

• Lower competition than metro areas
• Steady property values from tourism and retiree demand
• Opportunities to resell or hold for rental income

Whether you’re new to tax liens or expanding your portfolio, this county offers great potential with less crowding.

Fun Facts About Towns County and Georgia Real Estate

• Lake Chatuge sits along the county line—popular for boating and lakefront homes.
• The Blue Ridge Mountains run through the county—ideal for cabins and retreat-style homes.
• Towns County is Georgia’s 4th smallest county by population.
• Georgia is one of the few states with a 1-year redemption period.
• Tourism fuels real estate demand here—festivals, fall colors, and lake events bring regular visitors.
• Limited land development (due to geography) helps maintain steady property values.

Attractions and Economy in the Area

What Draws People to Towns County:

• Outdoor spots: hiking trails, lakes, waterfalls, and scenic drives
• Cultural events: local festivals and live music around Hiawassee
• Historic charm: small-town feel with mountain character

Transportation:

• Main travel is by car—no large airports, but regional access via U.S. 76
• Closest major city: Gainesville, GA (about 1.5 hours away)

Economic Highlights:

• Tourism and recreation are top drivers
• Real estate and construction also play a role due to vacation home demand
• Agriculture and small business support the local economy

Why Georgia Tax Lien Certificates Are Worth a Look

Georgia makes tax lien investing easier with:

• Short redemption timeline (1 year + 1 day)
• 20% mandatory interest rate on most redemptions
• Predictable auction dates across counties
• Open to any investor—you don’t have to live in Georgia

You’re not buying the house, just the lien. But if the property isn’t redeemed, you can eventually start foreclosure.

Understanding the Tax Sale Auction Process

Here’s how it works in Towns County:

1. Arrive early at the courthouse (around 9:30 AM).
2. Register on-site (no online bidding).
3. The auction starts at 10:00 AM.
4. Bidding begins at the amount owed in back taxes.
5. Highest bidder pays immediately with certified funds.
6. The county issues you a tax lien certificate.
7. The owner has 1 year and 1 day to repay.
8. If they don’t, you may pursue foreclosure.

How Much Can You Earn?

Georgia’s minimum return is 20%—and that’s just for a short period. If the owner delays redemption, that return grows. It’s one of the better rates among U.S. states.

Can Foreign Investors Join In?

Yes, Georgia’s tax sales are open to both U.S. and international investors. You just need to follow the county rules and have the right payment method ready.

Why You Need to Do Your Homework (Due Diligence)

Before bidding, make sure you:

• Check property location and accessibility
• Look for easements or zoning issues
• Confirm property use (residential vs. commercial)
• Review HOA rules (if it’s in a subdivision)
• Use the Towns County Property Search to research land details

Skipping these steps can cost you.

Buying Over-the-Counter (OTC) Tax Liens in Georgia

If no one buys a lien at auction, it may become available over-the-counter.

How to do it:

1. Check with the Towns County Tax Office for unsold liens
2. Pay the set amount—no bidding
3. Wait through the redemption period just like a normal tax sale

Benefits:

• No competition
• Fixed interest rate
• More time to research properties

Real Estate Outlook for Towns County

The local real estate market is stable, with:

• Steady demand for vacation homes
• Limited inventory due to protected land and mountain terrain
• Strong appeal for retirees and seasonal renters

Pro Tips for Towns County Tax Sales

• Bring exact funds—you’ll need cash or a cashier’s check
• Study parcel maps to spot steep lots or inaccessible land
• Ask about water access—some land may need wells
• Check HOA rules—some restrict rentals or designs

Frequently Asked Questions

Can I buy tax lien properties online in Towns County?
No, the auction is held in person at the courthouse.

Do I own the property right away?
No, you own the lien. If it’s not redeemed in 1 year and 1 day, you can pursue the deed.

What’s the interest rate if the owner pays me back?
At least 20%, depending on how long it takes them.

Can non-U.S. citizens buy liens here?
Yes, but you’ll still need to show up in person and bring certified funds.

Useful Links

• Towns County Tax Sale Info
• Towns County Property Records Search (QPublic)
• Public Notices – Towns County Herald
• Georgia Tax Law Overview
• Towns County Website
• 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!!

Final Thoughts

Towns County is a peaceful place to start or grow your tax lien portfolio. It offers high returns, low competition, and beautiful mountain views. Just make sure you do your research and understand what you’re bidding on.

Need a Hand?

Towns County is a great place to start. Visit our Auction Calendar, explore the listings, and use our free resources to help you plan. For personal advice, just book a call.

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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