Pre foreclosure leads: the filings that come first
Distress announces itself in a specific order, and the order is public. A notice of default or a lis pendens hits the record months before an auction date, and long before any marketplace or MLS entry exists. Pre foreclosure leads built from those first filings are the difference between showing up early with options and showing up at the courthouse steps with everyone else.
The mechanics differ by state — non-judicial states run on recorded notices, judicial states run on court filings — and Recordpipe normalizes both into one schema, so a pipeline spanning several states reads the same way in your CRM. Each record carries the filing type, the filing date, and the identifiers your team needs to verify it against the source.
This isn't a list of addresses somebody typed up. It's the record itself, structured: what was filed, when, against which property, at what stage. Operators who work these situations professionally want exactly that — and nothing invented on top of it.
Auction schedules, continuances, and outcomes
An auction date is a deadline for everyone involved — the owner, the lender, and you. Where counties and trustees publish sale schedules, Recordpipe delivers them structured: sale date, venue or format as published, and the case or instrument linkage back to the originating filing.
Just as important is what happens next. Sales get continued, postponed, and cancelled constantly; a feed that doesn't track that has your team preparing for auctions that moved weeks ago. We track continuances and recorded outcomes where published — sold to a third party, reverted to the beneficiary, cancelled — so each property's status in your pipeline reflects the record, not a snapshot from last month.
For investors, that outcome tape is also a market read: what's actually clearing at auction in your counties versus reverting. It comes from the same filings, structured the same way, in the same feed.
Tax delinquent property lists — the signal most feeds skip
Foreclosure filings are the loud signal. Tax delinquency is the quiet one — an owner who has stopped paying property taxes is often in distress well before any lender acts, and sometimes there is no lender at all. Free-and-clear properties never generate a notice of default; the delinquent tax roll is the only public flag they ever raise.
Where counties publish delinquency data, Recordpipe folds it into the same feed: delinquent status as published, joined to the parcel and owner of record. Cross-referenced against pre-foreclosure filings, it separates situations usefully — a tax-delinquent property with no mortgage distress is a completely different conversation from one with an auction date pending.
Publication practices vary more here than anywhere else in the distress stack, which is exactly what the $500 scoping is for: it maps what your target counties actually publish, at what cadence, with a sample — before you commit to a feed.
Stage tracking: one property, one timeline
A distressed property generates a stream of filings over months: the initial notice, an amended filing, a sale scheduling, a continuance, an outcome. Feeds that deliver each filing as a fresh row make your pipeline lie to you — the same house looks like several opportunities, and none of them shows where things actually stand.
Recordpipe resolves the stream to the property. One record per situation, carrying its current stage, its filing history, and timestamps for when each event was first seen. Cured and cancelled situations are marked, not silently dropped, so your team knows why something left the pipeline.
A word on how this data gets used, because it matters: we deliver the public record, structured and current. Outreach to homeowners in distress is regulated — several states have specific rules about solicitation and services in foreclosure situations — and how you engage, and staying compliant while you do, is your business and your obligation. Disciplined operators already know this. Feeds are fixed-price from $5,000; we reply to every inquiry within 2 business days.
What a delivery looks like
| Field | Description |
|---|---|
| property_address | Situs address of the affected property, standardized. |
| parcel_id | Assessor parcel number, joined from county records. |
| owner_name | Owner of record as it appears in the filing or assessor roll. |
| filing_type | Notice of default, lis pendens, notice of sale, or other instrument as recorded. |
| filing_date | Date the instrument was recorded or the case was filed. |
| case_or_instrument_no | The county's own identifier — your verification path back to the source. |
| stage | Current normalized stage: pre-foreclosure, auction scheduled, continued, sold, reverted, cancelled, or cured. |
| auction_date | Scheduled sale date where published, updated on continuance. |
| tax_delinquent_flag | Delinquent tax status where the county publishes it. |
| first_seen_at | When each event entered your feed — your audit trail on freshness. |