Every distressed seller lead we hand you traces back to a public-record document, not a model guessing who might sell.
A distressed seller lead isn't a guess. It's a homeowner attached to an actual public-record filing, bankruptcy, pre-foreclosure, a lien, tax delinquency. No score, no model, no maybe. I pull these daily across metro Atlanta counties in Georgia, and the median lag from filing to lead is 2 days. That's the window where motivation is still real and the owner hasn't already made a deal with someone else.
A lead only earns the "distressed" label if a real filing sits in the county record, a bankruptcy petition, a notice of default, a recorded lien, a delinquent tax bill. I track 11 distress signal types across DeKalb, Gwinnett, Cobb, Fulton, Cherokee, Forsyth, Hall, Henry, and Clayton counties. Nothing gets inferred. The filing is the proof, full stop. For what actually qualifies as a recorded lien, the IRS explanation of federal tax liens lays it out.
I scrape every county source daily. Across 1,142 timestamped filings, the median time from public-record filing to a sourced lead is 2 days. Speed shifts by signal type: bankruptcies surface in 1 day, pre-foreclosures in 3, liens in 7. Liens run slower because a lot of counties dump them in periodic bulk loads instead of daily feeds, that's a county limitation, not mine. Compare that to batch platforms like PropStream, refreshing on 30-90 day cycles. A homeowner could be under contract before their list even updates. I break down the math on the data freshness page.
Fresh data means nothing if the phone number's dead. Across 5,265 sourced prospects, 84% carry a verified phone or email, 69% a phone, 64% an email, many with both. By source: FSBO leads hit 96% contactability, liens 97%, pre-foreclosure 95%, expired listings 82%, tax delinquent records 81%. Liens and pre-foreclosures win because they're tied to active legal proceedings, someone's lawyer or the court needs a working number on file. That's why they beat the older, colder signals.
"I stopped comparing PropStream exports to my calendar. With PropScored the filing date and the lead date are almost the same week."
| Criteria | PropScored | Batch/Predictive Lists |
|---|---|---|
| Source of motivation | Real filing on record | Predicted / modeled |
| Refresh cadence | Daily (median 2-day lag) | 30-90 day cycles |
| Dataset access | Full dataset, no zip limits | Partial exports |
| Verified contactability | 84% phone or email | Often unverified/stale |
Every subscriber gets the entire metro-Atlanta dataset, no zip limits and no carve-outs. The full population of filings, stacked on county-record verification, is why this works differently than a partial spreadsheet export:
Georgia agents can pull county-by-county detail on the Georgia motivated seller leads page. Weighing this against a PropStream-style export? My PropStream alternatives comparison walks through the tradeoffs straight. And if you want to know how I handle outreach and consent, check the compliance page.
One flat plan is $149/mo with a 14-day free trial, the entire dataset, no zip limits, cancel anytime. See exactly how the sourcing pipeline works on the how it works page.
Ready to start your 14-day free trial? Check current pricing.