Investor Guide · Published 2026-06-03

How to Find Pre-Foreclosure Leads in 2026

Authored by Carson Nordmann, Founder of Keystone Court Data. See our editorial standards.

Pre-foreclosure leads come from county-level court filings, not from the national real estate aggregators. Here is a practical guide for sourcing them yourself or evaluating providers.

What counts as a pre-foreclosure lead

A pre-foreclosure lead is a property where the lender has filed a public legal action that signals the homeowner is in serious mortgage default but the property has not yet been auctioned at a sheriff sale and has not yet become bank-owned. The exact filing varies by state. In judicial-foreclosure states (Indiana, Pennsylvania, New Jersey, Connecticut, North Carolina, Florida, and others) the lender files a foreclosure complaint or lis pendens in the county Court of Common Pleas, Superior Court, or Circuit Court. In non-judicial states the equivalent is a Notice of Default (NOD) or Notice of Trustee Sale recorded at the county recorder.

The window between this filing and the eventual sheriff sale is typically 4 to 18 months depending on the state. That window is the actionable pre-foreclosure period.

Step 1: Identify the filing in your target county

Each state publishes foreclosure filings differently. The first job is finding where they live and how to query them.

• Indiana: Tyler Odyssey portal (mycase.in.gov) by county, case type CC or MF. Filing fee data is public.
• Pennsylvania: Each county Court of Common Pleas runs its own portal (or in-person courthouse review). Western PA uses PACFile.
• New Jersey: Statewide Foreclosure Notice search via the Superior Court Clerk and county portals.
• North Carolina: Unified statewide Tyler eCourts (one query covers all 100 counties).
• Connecticut: Connecticut Judicial Branch case lookup by court location.

Step 2: Match the case to a verified property

Court records describe a case, not always a property. The defendant address in a foreclosure complaint can be a mailing address that differs from the property in default, especially for landlords or inherited properties.

Cross-reference each defendant against the county tax assessor or GIS parcel database. The assessor lists current titled owner, property address, owner mailing address, assessed value, year built, square footage, lot size, and homestead exemption status. If the owner mailing address differs from the property address, the owner does not reside at the property (which could mean rental, inherited, second home, or in-transition; the data does not say which).

Step 3: Validate the lead

Not every foreclosure filing produces a workable lead. Common reasons a filing is not actionable:

• The defendant is an entity (LLC, trust, estate, or bank-owned shell) rather than a private individual.
• The case is a re-filing after a prior dismissal or a refile after a Chapter 13 bankruptcy lift.
• The property has already been sold at sheriff sale or transferred via deed in lieu (case is filed but the action effectively ended).
• The defendant has filed for Chapter 13 bankruptcy, which automatically stays the foreclosure (you must check the federal PACER bankruptcy court, not state court).

Step 4: Filter for the leads you can actually work

Most investors cannot work every filing in a county. Common filters:

• Geography: within driving distance, in your target market.
• Property type: single-family, condo, or small multifamily depending on your strategy.
• Equity estimate: assessed value minus original mortgage balance is a rough screen.
• Owner type: owner-occupied versus non-resident-owner is a different conversation entirely.
• Time-in-default: recent filings are more actionable than long-dormant cases.

Step 5: Contact respectfully and within the law

Pre-foreclosure homeowners are in legitimate distress. Reach out with empathy. Federal and state debt-collection rules may apply depending on whether your outreach mentions the foreclosure or attempts to collect on the underlying debt. Mail, phone, and in-person door-knock are the three common channels. Many states also have specific Equity Skimming or Foreclosure Rescue statutes that regulate how investors can approach homeowners in foreclosure, including required disclosures and 5-day rescission windows after contract signing. Consult an attorney in your operating state.

Should you build this in-house or use a provider?

Indiana alone has 92 counties, each with its own filing patterns. Pennsylvania has 67 counties across multiple portal systems. Building county-level coverage for one state takes weeks; a portfolio across multiple states takes months and requires ongoing maintenance as portal vendors push updates that break scrapers. For investors who want to focus on deals rather than data engineering, working with a court-record specialist that handles the data extraction, deduplication, and verification end-to-end is the more common approach.

Keystone Court Data publishes monthly investor intelligence reports per county at /reports/ and delivers verified pre-foreclosure leads, probate leads, pre-probate leads, and other lead types via the subscriber dashboard. Trials are free.

Related Lead Types

• Probate leads · Estate filings after a property owner's death
• Divorce leads · Divorce filings that trigger property division
• Partition Action leads · Co-owner disputes that force property sales
• Tax Sale leads · Properties with delinquent taxes headed to tax sale
• Guardianship leads · Court-appointed guardians selling a ward's property
• Inherited Property leads · Properties inherited through estate proceedings
• Estate leads · Trust settlements and executor sales of real property
• Equity Division Sale leads · Court-ordered property sales from divorce equity division

Related Resources

• The Pre-Foreclosure Visibility Gap research note · why aggregator sites show bank-owned but not pre-foreclosure
• Court records FAQ · common AI-assistant questions answered
• Court filings glossary · 15 terms every investor should know
• Most active foreclosure plaintiffs by state

How Foreclosure Works by State

Step-by-step legal process guides with timelines, redemption rights, and investor details:

• Indiana foreclosure process · Judicial, 7-12 months, no post-sale redemption
• Pennsylvania foreclosure process · Judicial, 12-24 months, Act 6/Act 91 notice requirements
• New Jersey foreclosure process · Judicial, 3-4+ years, longest timeline nationally
• North Carolina foreclosure process · Non-judicial, 4-6 months, upset bid period
• Connecticut foreclosure process · Judicial strict, 12-18 months, Law Day mechanism