Notice of Default and lis pendens records pulled from county court filings — the moment the foreclosure clock starts. Real distress, court-filed, public record. Not soft equity guesses, not aggregator scrapes. The hardest distress signal in residential property.
Most "pre-foreclosure" tools sell soft proxies (90+ days late on mortgage payments, high LTV, public credit defaults). Those are guesses. We pull court records.
Notice of Default (NOD): the lender's formal recorded statement that the borrower is in breach. Filed at the county recorder's office. Public record. Starts the foreclosure timeline.
Lis pendens: Latin for "suit pending." Used in judicial-foreclosure states (FL, NY, NJ, IL, PA, etc.) where foreclosure goes through court. Filed by lender's attorney when the foreclosure complaint is served.
Coverage: we pull both signal types from the upstream county-records chain. About 110-130k NODs and lis pendens filed monthly across the US (Black Knight + ATTOM baseline). Refresh weekly in major metros, monthly in rural counties.
What we don't have: auction date confirmation past the initial NOD filing, post-auction REO ownership, deed-in-lieu records. Those require trustee-sale-tracking subscriptions we don't run.
Three windows where pre-foreclosure outreach actually converts. Each has different copy + different urgency.
Owner just received the notice. Often in denial, often still believes they can refi out. Cash-offer copy works less well; loss-mitigation framing ("we help you avoid the foreclosure on your record") converts better.
Owner has tried banks, often unsuccessfully. Knows the auction is coming. This is the wholesaler sweet spot — cash offer to close in 14 days clears their problem before sale.
Wholesale-flip closing tight. Best converted by hard-money-backed cash buyers who can close in 7 days. Outreach has to be direct + concrete: exact offer amount + concrete close date.
Pre-foreclosure converts hardest. Wrong outreach pattern = blocklist + state AG complaints. Right outreach = 7-day cash deals.
The bulk of the buyer base. Cash offer at 60-70% ARV, takes the property, owner avoids foreclosure on credit report. Requires hard-money or private-capital backing.
Negotiate with lender on owner's behalf to accept a discounted payoff. Lower margin per deal but more deals per list — most owners prefer keeping credit clean over a quick cash sale.
Lend owner enough to cure the default, take a 1st-lien position, refi out in 12-18 months. Conversion is low (~1-2%) but ticket size is high ($50-200k loan).
Some states allow strong defenses to stall or void foreclosure. Owners getting hit with NOD are actively searching. Direct attorney outreach at this window converts surprisingly well.
Same 90-column schema as our main Lead Lists, with pre-foreclosure-specific fields surfaced.
Pre-foreclosure / NOD / lis pendens specific questions.
County recorder filings refresh weekly in major metros (LA, SF, Chicago, Miami, NYC, Phoenix, Atlanta, Dallas), monthly in mid-tier counties, quarterly in rural counties. Lis pendens (court filings) refresh per the court's docket cadence — typically same-week in counties with electronic docketing.
Non-judicial states (CA, NV, TX, GA, MA, MO and others) use NOD recorded at the county recorder's office. Judicial states (FL, NY, NJ, IL, PA, OH and others) require a court complaint — that's the lis pendens filing. Same concept, different legal mechanism. Our data covers both.
About 110-130k new NODs + lis pendens filed nationally per month (Black Knight + ATTOM baseline). Cumulative active records (within 180 days of filing) sit around 350-450k at any time. Specific state-level volume varies materially — CA, FL, TX, NY, IL produce ~60% of national volume.
Both flags expose separately in the output. For state-by-state filtering, use the custom preset and stack pre-foreclosure with state filters. Some operators prefer to focus on NOD states because non-judicial timelines are shorter and conversions tighter.
Yes, but heavily state-regulated. California, Colorado, Maryland, and others have "foreclosure consultant" laws governing what you can offer. We provide the data; you ensure compliance. Our DNC-scrub removes opt-out phones; you handle TCPA + state laws. Terms.
Roughly 75-85% match (at least one phone returned per record) — higher than national baseline because pre-foreclosure owners tend to be longer-tenured, with more established contact trails. RPC (right-party contact) on cold dial follows industry baseline ~25% — though pre-foreclosure RPC tends to be higher because the prospect is actively searching for help.
Out of scope for this preset. We cover the pre-foreclosure window (NOD filed through auction date). Post-auction REO requires a different upstream that we don't currently run. If you need REO-specific data, drop us a note via the footer contact — we'll source it if there's a 5-10 customer demand cluster.
$0.50 (about 2 rows at $0.22). No subscription. CSV in minutes.
NOD + lis pendens court records. Real distress, court-filed, public record. CSV in minutes from $0.50.
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