Georgia Property Records — All 159 Counties
Security Deeds, Fi. Fa. Liens, First Tuesday Foreclosures & Attorney-Closing Requirements in the Peach State
Georgia's property law is unlike any other state. Security deeds that actually transfer title to the lender instead of creating a mere lien. Fi. fa. (fieri facias) execution liens on the General Execution Docket found nowhere else. First Tuesday non-judicial foreclosure sales on the courthouse steps with no right of redemption. An intangible recording tax on every new security deed. Mandatory attorney supervision at every closing. Materialman's liens with a 30-day preliminary notice. Tax sales with a 12-month redemption and 20% premium — all across 159 counties, the most east of the Mississippi. Our team navigates this framework from Atlanta and Savannah to Augusta, Macon, Columbus, and Athens. Same-day turnaround available.
Order Georgia Property Search — From $29🔍 Quick Answer: How Do I Search Georgia Property Records?
Georgia records are maintained by the Clerk of Superior Court in each of 159 counties. The GSCCCA (Georgia Superior Court Clerks' Cooperative Authority) provides a statewide portal for deed and lien searches. For professional searches covering security deeds, fi. fa. liens, and intangible tax verification, order through U.S. Title Records — from $29 with same-day delivery.
Security Deeds: Why Georgia's Lending Instrument Is Fundamentally Different
Georgia does not use traditional mortgages. Instead, Georgia uses security deeds (formally called "deeds to secure debt"), and the difference is not merely semantic — it is fundamental. A security deed actually conveys legal title to the lender, with the borrower retaining only equitable title and the right of possession. In a mortgage state, the borrower keeps legal title and the lender holds a lien. This distinction is why Georgia allows non-judicial foreclosure: because the lender already holds title, the power of sale clause in the security deed authorizes sale without court involvement. When the loan is paid off, the lender executes a cancellation (or quitclaim deed) to reconvey title back to the borrower. Unreleased security deeds are one of the most common title defects in Georgia.
Georgia's security deed (deed to secure debt) conveys legal title to the lender — fundamentally different from mortgages in 40+ states where the borrower retains title. The borrower keeps equitable title and possession. The power of sale clause enables non-judicial foreclosure on the first Tuesday of each month. When the loan is satisfied, the lender records a cancellation. Unreleased security deeds are the #1 title defect in Georgia. A chain of title report identifies all security deeds and their cancellation status.
Property records in Georgia are maintained by the Clerk of Superior Court in each of 159 counties — the most counties of any state east of the Mississippi. The GSCCCA (Georgia Superior Court Clerks' Cooperative Authority) provides a statewide online portal for searching deeds, liens, and UCC filings. Georgia follows a race-notice recording statute — an unrecorded deed is void against a subsequent purchaser who pays value, records first, and has no notice. Georgia requires all deeds to be witnessed by two witnesses, one of whom must be a notary public or other authorized official. A title search through the Clerk's records reveals the complete chain of title.
Georgia's 159 counties (most east of the Mississippi) each maintain property records through the Clerk of Superior Court. The GSCCCA provides statewide online access. GA uses security deeds (not mortgages — title conveys to lender), requires non-judicial foreclosure sales on the first Tuesday of each month, imposes a $1.00/$1,000 transfer tax plus $3.00/$1,000 intangible recording tax on security deeds, requires attorney supervision at every closing, uses fi. fa. execution liens instead of standard judgment liens, and follows a race-notice recording statute requiring two witnesses on all deeds.
Fi. Fa. Liens, First Tuesday Sales & Georgia's Non-Judicial Foreclosure
Georgia's fi. fa. (fieri facias) is a court-issued execution directing the sheriff to seize property to satisfy a judgment. The fi. fa. is recorded on the General Execution Docket maintained by the Clerk of Superior Court — a separate docket from the deed records. Once filed, it creates a lien on all real and personal property of the debtor in that county. Fi. fa. liens are unique to Georgia's legal system and function as the equivalent of judgment liens in other states. Tax fi. fa. liens are issued by the Tax Commissioner for delinquent property taxes. A property lien report searches both the deed records and the General Execution Docket for fi. fa. liens.
Georgia's fi. fa. (fieri facias) is a court-issued execution lien recorded on the General Execution Docket — a separate docket from deed records. It attaches to all real and personal property of the debtor in the county. Fi. fa. liens are unique to Georgia and function as judgment liens. Tax fi. fa. liens are issued by the Tax Commissioner for delinquent taxes. Georgia fi. fa. liens last 7 years and are renewable. Out-of-state investors often miss fi. fa. liens because they search only the deed index. A lien report ($95) covers both deed records and the General Execution Docket.
Georgia's non-judicial foreclosure occurs on the first Tuesday of each month on the courthouse steps. The power of sale clause in the security deed authorizes the lender to sell without court involvement. Notice must be published in the county's legal gazette for four consecutive weeks, and the borrower must receive notice at least 30 days before the sale. The sale is conducted by the lender's attorney. After a non-judicial foreclosure, Georgia provides no right of redemption — the sale is final. The buyer receives a deed under power. This makes preliminary title reports essential before any first Tuesday purchase.
Georgia's non-judicial foreclosures occur on the first Tuesday of each month on the courthouse steps. The power of sale in the security deed authorizes sale without court involvement. Published notice for 4 consecutive weeks in the legal gazette. 30-day borrower notice required. No right of redemption after the sale — it is final. Buyer receives a deed under power. Georgia also allows judicial foreclosure, which requires a court action and is less common. First Tuesday purchase guide.
Georgia's 159 Clerks of Superior Court — Regional Directory
U.S. Title Records searches property records in every Georgia county — order your search here or browse our 50-state property records directory.
Metro Atlanta (29+ Counties)
Fulton County — Atlanta (state capital, largest city, highest transaction volume). DeKalb County, Gwinnett County (one of the fastest-growing), Cobb County (Marietta), Clayton County, Cherokee County, Forsyth County, Douglas County, Henry County, Paulding County, Rockdale County, Fayette County, Newton County, Barrow County, Walton County, Hall County (Gainesville). Metro Atlanta dominates Georgia's real estate market with the highest volume of first Tuesday foreclosure sales.
Fulton County (Atlanta) has the highest transaction volume in Georgia and complex title histories. Metro Atlanta spans 29+ counties, each with its own Clerk of Superior Court. Fulton County's online records are accessible through the GSCCCA portal. The metro area sees significant first Tuesday foreclosure activity and frequent fi. fa. lien filings. Intangible recording tax on Atlanta's high-value security deeds can be substantial. Property Detail Records for Fulton County are available same-day.
Savannah / Coastal Georgia
Chatham County (Savannah), Bryan County, Effingham County, Liberty County, Glynn County (Brunswick, St. Simons Island), Camden County (St. Marys), McIntosh County. Coastal Georgia features historic properties with complex title chains and increasing investment activity.
Augusta, Macon, Columbus & Regional Centers
Richmond County (Augusta), Columbia County, Bibb County (Macon), Houston County (Warner Robins), Muscogee County (Columbus). Clarke County (Athens), Lowndes County (Valdosta), Dougherty County (Albany), Whitfield County (Dalton). Georgia's regional centers have active tax sale and first Tuesday markets.
Intangible Recording Tax, Transfer Tax & Georgia's Attorney-Closing Requirement
Georgia imposes two taxes on real estate transactions. The real estate transfer tax is $1.00 per $1,000 of the sale price. On a $300,000 property, the transfer tax is $300. The intangible recording tax is $1.50 per $500 ($3.00 per $1,000) on new security deeds and mortgages — a tax unique to Georgia applied at the time of recording the lending instrument. On a $300,000 security deed, the intangible tax is $900. The intangible tax applies only to new debt — refinances pay only on the new money above the existing balance. Combined, a $300,000 purchase with a $270,000 security deed generates $300 in transfer tax plus $810 in intangible tax.
Georgia imposes two recording taxes: (1) Transfer tax: $1.00/$1,000 on the deed ($300 on $300K sale). (2) Intangible recording tax: $3.00/$1,000 on new security deeds ($810 on $270K loan). The intangible tax is unique to Georgia and only applies to new debt instruments — refinances pay only on new money. Exempt transfers include spouse-to-spouse and certain trust transfers. Combined, Georgia's recording taxes add significantly to closing costs. Our title search cost guide details Georgia transaction expenses.
Georgia is an attorney-closing state. An attorney must supervise every real estate closing. The closing attorney examines the title, prepares closing documents, ensures proper recording, and issues the attorney's title opinion. This is different from non-attorney states where title companies handle closings. The attorney-closing requirement means Georgia title opinions carry the attorney's professional liability — adding a layer of protection but also affecting closing costs. Understanding this requirement is essential for out-of-state investors and lenders operating in Georgia.
Georgia requires an attorney to supervise all real estate closings — one of a handful of states with this mandate. The closing attorney examines title, prepares documents, supervises execution, handles recording, and issues an attorney's title opinion backed by professional liability. This differs from title company closings in most states. The attorney-closing requirement means Georgia title examinations are typically more thorough but can add $500–$1,500+ to closing costs. A preliminary title search from U.S. Title Records complements the attorney's examination.
Georgia's homestead exemption provides a basic $2,000 reduction off assessed value for state and county taxes. Additional exemptions include school tax exemptions ($25,000+ in many counties for age 62+), county-specific senior exemptions, and disability exemptions. Unlike Florida or Texas, Georgia's homestead provides no creditor protection — it is purely a tax reduction. Georgia assesses property at 40% of fair market value. Millage rates vary by county, city, and school district. Unpaid taxes result in a tax fi. fa. and eventual tax sale on the courthouse steps.
Georgia assesses property at 40% of fair market value. Millage rates vary by county, city, and school district — no statewide property tax. The homestead exemption ($2,000 basic) is purely a tax reduction, not creditor protection. Unpaid taxes generate a tax fi. fa. recorded on the General Execution Docket, leading to a tax sale on the first Tuesday. Senior exemptions ($25,000+ school tax for 62+) vary significantly by county. A Property Detail Record ($29) shows current assessed value and tax status.
Georgia Deed Types, Materialman's Liens & Quiet Title Actions
Understanding Georgia deed types requires knowing the security deed's unique role. The warranty deed is the standard residential conveyance. Georgia also uses limited warranty deeds, quitclaim deeds, security deeds (conveying title to lenders), deeds under power (from first Tuesday foreclosure sales), tax deeds (from tax sales with 12-month redemption), administrator's deeds and executor's deeds (from estates). A copy of deed ($45) provides the complete document. A deed search identifies each instrument in the chain of title.
Georgia's materialman's liens (construction liens under O.C.G.A. §44-14-361) must be filed with the Clerk of Superior Court within 90 days of completion. A Notice of Lien Rights (NLR) must be filed within 30 days of first furnishing by anyone not in direct contract with the owner. The lien must be enforced within 365 days. Fi. fa. liens last 7 years and are renewable. Other common encumbrances include UCC liens, easements, and lis pendens (O.C.G.A. §44-14-610). A quiet title action is frequently used in Georgia to clear title defects from unreleased security deeds, tax sale purchases, and fi. fa. disputes. An expanded title search identifies all encumbrances. Our investor quick guide and foreclosure auction guide cover first Tuesday strategies.
Georgia materialman's liens (O.C.G.A. §44-14-361) must be filed within 90 days of completion. Notice of Lien Rights (NLR) within 30 days for non-direct contractors. Enforcement within 365 days. Georgia's quiet title action is commonly used to clear: unreleased security deeds (the #1 title defect), tax sale title issues after the 12-month redemption period, fi. fa. lien disputes, and defective deed chains. An expanded title search ($295) identifies title defects that may require quiet title resolution.
Georgia Title Search Services — Security Deed, Fi. Fa. & Tax Sale Expertise
| Service | Price | Turnaround | What's Included |
|---|---|---|---|
| Property Detail Record | $29 | Same Day | Owner, legal description, assessed value (40% of market), tax status |
| Copy of Deed | $45 | Same Day | Recorded deed or security deed with full legal description, two witnesses |
| Neighborhood Valuation | $50 | 1–2 Days | Comparable sales, market analysis, county millage rate data |
| Property Lien Report | $95 | 1–2 Days | Fi. fa. liens, security deeds, materialman's liens, tax fi. fa., lis pendens |
| Title Search by Name | $95 | 1–2 Days | All properties, security deeds, and fi. fa. liens under a name |
| Owner + Lien Report | $145 | 2–3 Days | Ownership verification with complete fi. fa. and security deed search |
| Chain of Title Report | $275 | 3–5 Days | Complete ownership including security deed cancellation verification |
| Expanded Title Search | $295 | 3–5 Days | Full chain plus fi. fa., materialman's liens, tax sale history, quiet title needs |
| Abstractor Service | Custom | Varies | Complex GA title analysis, multi-parcel, historic Savannah/Augusta research |
Georgia title searches differ from every other state: security deed cancellation status must be verified (unreleased security deeds are the #1 defect), the General Execution Docket must be searched for fi. fa. liens (a separate docket most title searchers miss), intangible recording tax compliance must be confirmed, materialman's lien NLR compliance must be checked, and tax sale redemption status must be verified. Lien reports ($95) cover both deed records and the General Execution Docket.
Finding Georgia Property Owners via Tax Assessor & the GSCCCA Portal
The fastest free method is the County Tax Assessor's website — most Georgia counties show current owner, assessed value (40% of market), and tax status online. The GSCCCA portal provides deed records across all 159 counties. For professional verified ownership, a Property Detail Record ($29, same-day) from U.S. Title Records confirms the current owner. A Chain of Title Report traces every conveyance including security deed analysis. An Owner + Lien Report combines ownership with fi. fa. and security deed searches. Our title search resources, real estate news, lien guide, title search guide, property auction guide, and title insurance guide provide context. Contact our support team.
Georgia tax sales are conducted on the courthouse steps on the first Tuesday by the Tax Commissioner. Property is sold for delinquent taxes. The buyer receives a tax deed subject to a 12-month right of redemption. To redeem, the former owner must pay the purchase price plus a 20% premium (or 10% per annum for amounts over $500). After 12 months, the tax deed becomes absolute. Quiet title actions are commonly needed to clear tax sale titles. A lien report identifies tax fi. fa. liens and delinquency status.