Behind the Scenes: How Seller Distress Data Is Tracked at the County Level

Every real estate market has its rhythms. Inventory rises and falls. Prices surge and settle. But beneath those surface trends lies something quieter—and arguably more powerful: the hidden signals of seller distress.

What most agents don’t realize is that some of the most telling information about a homeowner’s potential to sell isn’t on Zillow or the MLS. It lives in county records—buried in filings, notices, and public documents that often go unnoticed by the average agent.

This is the real treasure trove.

And while it may sound old-school, it’s anything but. Today, advanced software tools (like GoliathData) leverage this county-level intelligence to forecast who might sell before they pick up the phone, before they talk to an agent, and sometimes even before they realize they need to sell.

In this article, we’ll open the black box and show you what’s really happening behind the scenes:

• What distress data is tracked at the county level

• How it signals seller motivation before it’s obvious

• Why most agents overlook it—and how to stop missing out

• How AI tools use it to connect agents with high-probability listings

The Data Most Realtors Never Think to Track

County-level data is public. But it’s not accessible in the way agents are used to. It’s not “search and click.” It’s not flashy. It’s bureaucratic. And yet, it contains the most high-signal clues about future listings.

Let’s look at the most common—and valuable—forms of distress data tracked by counties:

1. Pre-Foreclosure Notices

Known as:

• Notice of Default (NOD)

• Lis Pendens (depending on the state)

Filed when:
A homeowner falls behind on mortgage payments and the lender initiates the foreclosure process.

Why it matters:
This is often the first public signal of serious distress. Most homeowners at this stage still have time to sell and walk away with equity, but many don’t know it—or don’t act fast enough.

Goliath tracks these filings weekly (and in some counties, daily), linking the data to owner history, loan info, and equity positions. That allows agents to reach out with specific, empathetic timing.

2. Tax Delinquency Records

Filed by: County tax assessors and treasurers.

Tracked when:
A homeowner fails to pay property taxes, often over a 12–36 month period before the property is seized or auctioned.

Why it matters:
Falling behind on taxes signals either financial trouble or absenteeism. Sometimes it’s a landlord who’s walked away from a rental. Sometimes it’s an elderly homeowner overwhelmed by expenses.

Either way, it’s a flag that help may be needed—and a smart agent can step in with options before the situation worsens.

3. Code Violations and Citations

Filed by: City or county code enforcement departments.

Common violations include:

• Overgrown lawns

• Broken windows

• Structural damage

• Unsafe conditions

• Accumulated junk or waste

Why it matters:

These signs often indicate abandonment, neglect, or financial strain. A single code violation isn’t always a big deal—but multiple unresolved citations are a red flag.

When paired with absentee status or other stressors, it paints a clear picture of a property in distress—and a potential seller needing an exit.

4. Eviction Filings

Filed by:
Landlords with the county court system.

Why it matters:
A landlord going through eviction is dealing with costs, legal headaches, and emotional stress. If this isn’t their first time, they may be ready to offload the property entirely—especially in states where tenant laws are tightening.

Goliath uses eviction records as one input in its “Landlord Fatigue” detection model—prioritizing owners who may be ready to sell now or soon.

5. Probate Filings

Filed when:
Someone passes away, and their estate enters the legal process for distribution of assets (including property).

Why it matters:
Inheriting a home can be more burden than blessing. The heirs might live out of state. They may not want the property—or be able to maintain it.

Probate records are one of the most sensitive and high-potential data sets for realtors to monitor. But few do, because they don’t know where to look or how to approach the conversation with care.

Goliath’s AI analyzes probate filings alongside deed records to determine inheritance timelines, occupancy status, and sale likelihood.

The Problem: This Data Is There… But It’s Messy

Here’s the catch:
All of this data is public. But it’s scattered, outdated, inconsistent, and hard to interpret.

Each county has its own way of recording, indexing, and sharing information.

• Some use PDFs scanned from handwritten notes.

• Others charge fees to access court documents.

• Some update daily; others only monthly or quarterly.

• Many don’t include owner contact info—or include outdated info.

That’s why most agents never touch this layer of intelligence. It feels like too much work. And without the right tools, it is.

How GoliathData Makes Distress Data Usable (and Actionable)

Goliath was built to do what agents can’t do at scale:

Monitor, clean, cross-reference, and interpret distress signals at the county level—then deliver them to agents as prioritized opportunities.

Here’s how it works behind the scenes:

1. Scraping and Ingesting Data

Our systems monitor over 3,000 counties across the U.S.

Each day, we:

• Scrape newly filed documents

• Parse through PDFs, web forms, and data portals

• Extract key data points like owner name, parcel ID, property address, filing type, and dates

2. Data Normalization

Since every county formats things differently, Goliath standardizes records into a universal data model.

Example: “Delinquent Property Tax Notice” in Travis County = “Tax Lien Certificate” in Miami-Dade.
We translate both into a shared format that feeds our AI engine.

3. Layering Additional Signals

We enrich county-level records with:

• Property characteristics (bed/bath, square footage, lot size)

• Owner history (years owned, owner-occupancy status)

• Mortgage data (purchase price, last refi, LTV estimates)

• Location insights (crime, school ratings, price trends)

This turns a raw distress flag into a profile of the seller’s situation—so agents can engage strategically, not blindly.

4. Assigning a Motivation Score

Every record is scored from 0 to 100 based on the likelihood that the owner will need or want to sell in the near term.

Scores are adjusted daily as new data flows in. Agents see a dynamic dashboard of prospects—ranked by urgency and opportunity.

Why Timing Matters More Than Ever

Distress data isn’t just a static record. It’s a time-sensitive signal.

If a seller receives a tax lien notice today, you don’t want to hear about it six weeks from now.
If an eviction case is filed, there’s a small window before the owner decides to list or walk away.

The faster you act, the more value you can bring.

Goliath updates distress feeds daily in most regions, ensuring agents can strike while the opportunity is fresh—and the seller still has options.

What You Can Learn About a Seller—Without Ever Knocking on Their Door

One of the biggest concerns new agents have is outreach.
How do you approach someone in distress without seeming intrusive or predatory?

Answer: You lead with empathy and context.

When you have real intelligence on the situation, you’re not cold-calling. You’re offering help at the exact moment it’s needed.

Here’s what you can know ahead of time:

• How long they’ve owned the home

• Whether they live there or not

• If they’re facing foreclosure or tax sale

• If they’ve recently inherited the property

• Whether the home is in disrepair

• If they’ve tried and failed to rent it

• How much equity they likely have

This information lets you tailor your approach, frame your value, and build trust fast.

Real-World Stories: Distress Signals That Led to Listings

Sacramento, CA

Goliath flagged a triplex with two active code violations and a recent tax lien. The owner lived 100 miles away and hadn’t collected rent in over six months.

One phone call from a Goliath agent led to a listing appointment—and a closed sale at $42K above list.

Hillsborough County, FL

An eviction filing triggered a Goliath alert. The landlord had inherited the property and was exhausted from managing it remotely.

The agent used Goliath’s insights to start a conversation about 1031 exchanges. Two months later, the property was sold and reinvested into a new build duplex.

Cook County, IL

Probate records showed a house with no mortgage and no occupant. Goliath identified it as a strong candidate for sale.

The agent mailed a personalized letter, then followed up with a phone call using details from the filing. The heirs appreciated the sensitivity—and signed a listing agreement within the week.

Why Agents Who Use Distress Data Are Pulling Ahead

The modern seller doesn’t always raise their hand.
Some whisper through legal records, financial filings, or behavior.

Agents who rely solely on postcards, open houses, and referrals are missing these silent signals.

But agents who leverage distress intelligence are consistently:

• Getting in first

• Positioning themselves as problem-solvers

• Winning listings that never hit the open market

• Building reputations as trusted local experts

It’s not about “chasing desperation.” It’s about spotting transitions—and showing up ready to guide.

What to Do If You’re Not Using This Data Yet

You have two options:

Option 1: Do it manually

You can comb through county websites, build spreadsheets, cross-reference data, and try to stay ahead.

It’s doable. But it’s exhausting, error-prone, and extremely time-consuming.

Option 2: Let a tool like GoliathData do it for you

Goliath automates the research, prioritization, and outreach cues. You focus on what you do best: building relationships and closing deals.

The best agents will always be the ones who show up at the right time with the right message.
That starts with knowing who’s quietly raising their hand behind the scenes.

Final Thought: Every Data Point Is a Person in Transition

Behind every code violation, probate filing, or eviction notice is a human being going through something difficult.

Distress data isn’t just a lead source—it’s a map of where your skills as a real estate professional can make a real difference.

When you understand how this data works, and when you use it ethically and effectively, you’re not just finding listings. You’re offering solutions at one of life’s critical crossroads.

That’s the opportunity.

And with the right tools, that opportunity becomes scalable.