Colorado vs Georgia Tax Lien Investing (2026)
Statutes verified Oct 23, 2026
For a retail investor, Georgia edges it overall (5.7/10 vs 5.1/10). The biggest single difference is penalty structure: Colorado scores 3, Georgia scores 9. Neither is "best" for everyone, match the state to your goal below.
- System:
- lien
- Max rate:
- Fed discount rate +9 pts, set Sept 1: 13% for 2026 liens, 14% for 2025; premium bids earn 0%
- Redemption:
- Holder may apply for deed auction 3yrs after sale; owner redeems until deed issues
- System:
- redeemable deed
- Max rate:
- 20% of bid for year 1 or part, plus 10% for each later year or part (not flat)
- Redemption:
- 12mo from sale, then until purchaser serves barment notice
Head-to-head: 9 dimensions
13% for 2026 liens (14% in 2025) but premium bids earn nothing and are not refunded
Flat 20% premium in yr 1 even on day-1 redemption; +10%/yr thereafter
Simple interest only; rate reset yearly at discount rate +9 pts (39-12-103)
20% of full bid due on any first-year redemption (O.C.G.A. 48-4-42)
3yrs from sale before treasurer's deed application
12mo minimum; purchaser may then bar redemption via notice
Most counties run online sales (RealAuction/GovEase); county-level auctions
First-Tuesday courthouse-steps sales; only some counties on GovEase
Online premium bidding is aggressive; premiums erode net yield
Metro Atlanta deeds bid up hard; rural courthouse sales thinner
Certificates sell at taxes+fees; small liens plentiful in rural counties
Redeemable deed: full winning bid price due upfront
HB24-1056 deed path now ends in public auction; holder may get cash, not land
Barment notices (48-4-45) then quiet title needed for clean deed
Post-Tyler HB24-1056 (eff. 7/2024) rewrote the treasurer's deed process
Premium structure unchanged since 2002 amendments
County-held certificates assignable OTC from treasurers year-round
No OTC program; unsold parcels rare
Choose Colorado if…
- you want stronger low capital entry, Certificates sell at taxes+fees; small liens plentiful in rural counties
- you want stronger otc availability, County-held certificates assignable OTC from treasurers year-round
- you want stronger auction access, Most counties run online sales (RealAuction/GovEase); county-level auctions
Choose Georgia if…
- you want stronger penalty structure, 20% of full bid due on any first-year redemption (O.C.G.A. 48-4-42)
- you want stronger redemption speed, 12mo minimum; purchaser may then bar redemption via notice
- you want stronger effective yield, Flat 20% premium in yr 1 even on day-1 redemption; +10%/yr thereafter