November 2026 DeKalb County tax sale: 63 parcels analyzed

BidWise analyzed 63 parcels on the DeKalb County list for the November 3, 2026 tax sale, and 3 of them cleared the strong-deal bar of 75 or higher. The mix is unusually house-heavy: 57 residential, 2 commercial, and 4 land, with no multi-family. That analysis was generated October 15, 2026. Counts change as owners pay the delinquency before sale day, so read every figure here as a measurement rather than a promise.

What the analyzed November 3 list holds

Every figure below carries the October 15, 2026 analysis date.

| Property type | Parcels | | --- | --- | | Residential | 57 | | Multi-family | 0 | | Commercial | 2 | | Land | 4 | | Total analyzed | 63 |

Three of the 63 scored 75 or higher, which is what a strong deal means on BidWise. That is under one parcel in twenty. The DeKalb County tax sales page prints the analysis date beside the parcel count, and both numbers move when the county amends its list and the parcels are scored again.

How this list compares with the last two DeKalb sales

The October 6, 2026 DeKalb list carried 221 analyzed parcels: 74 residential, 1 commercial, and 146 land, with 1 clearing the strong-deal bar (analysis generated September 25, 2026). The September 1, 2026 list carried 51 parcels: 30 residential, 16 commercial, and 5 land, with 4 clearing it (analysis generated August 30, 2026).

So the November list is roughly a quarter the size of the October one and flips its composition: October was dominated by land, November is dominated by houses. The year of measured DeKalb lists is laid out in the 2026 DeKalb list history. Three lists are not a trend, and the shape of a list says nothing about how hard other bidders will push the price on the steps.

A house-heavy list is not automatically a strong-deal list

Fifty-seven residential parcels and only three clearing the bar is the number worth sitting with. Houses carry comparable sales, so they are the parcels the formula can estimate most confidently, and the formula still found margin in only three of them.

The score is arithmetic you can audit rather than a black box: after-repair value from comparable sales, minus estimated rehab derived from square footage and year built, minus legal and closing costs, carrying costs, and selling costs. Whatever margin survives maps to a score from 0 to 100. Every parcel shows its calculation notes and a confidence indicator reflecting how much comparable data stood behind the estimate, so read that indicator parcel by parcel instead of treating one high score as equal to another.

Possession is the other question a list of this shape raises. During the redemption period the tax-deed purchaser generally does not have the right to take possession; possession stays with the owner or occupant. On a list that is 57 houses deep, several of them likely occupied, that is worth a conversation with a Georgia real-estate attorney before November 3.

The redemption clock starts on sale day

Whatever you win on November 3, 2026, you are buying a redeemable tax deed. The county sells the property, not the debt, and Georgia conveys redeemable tax deeds rather than lien certificates. The former owner and other parties holding an interest have a 12-month right of redemption running from the date of the sale (O.C.G.A. section 48-4-40).

If the parcel is redeemed, you receive what you paid at the sale plus a redemption premium of 20 percent of that amount for the first year or fraction of a year, and 10 percent for each additional year or fraction (O.C.G.A. section 48-4-42). The premium is flat, not an interest rate: the same 20 percent whether redemption lands in week one or month eleven. Taxes you pay after the sale and certain allowed costs are recoverable as well, though the exact items vary case by case. Run your numbers through the redemption calculator before you settle on a maximum bid.

Either outcome is possible. The parcel is redeemed and you take your money back plus the premium with no property, or it is not, and you proceed to barment and usually quiet title, and end up owning a house you have probably never been inside. Until the right of redemption is barred or title ripens by prescription, what you hold is a defeasible tax deed, not insurable title.

How to prepare before the first Tuesday

• Confirm the sale against the county's official notice. DeKalb publishes at the DeKalb Tax Commissioner. Whether the county sells that day, and what is still on the list when it does, is governed by that notice and not by any analysis.
• Expect the sale in Decatur, the county seat. Georgia tax sales are held on the first Tuesday of the month at the county courthouse, typically between 10 AM and 4 PM, and they are advertised in advance in the county's legal organ for four consecutive weeks. The mechanics of a sale day in Decatur are covered in how DeKalb County tax sales work.
• Confirm payment terms on that same notice. Certified funds, cash, and sale-day deadlines are set by each county's tax commissioner or sheriff, and getting them wrong on the steps costs you the parcel.
• Remember what the opening bid is. It covers the delinquent taxes, penalties, interest, and costs of the sale, and says nothing about what the parcel is worth. The parcel goes to the highest bidder.
• Walk the street names before you bid. The free masked DeKalb sample shows street names with the numbers redacted, property type, taxes due, and an estimated-value band, which is enough to see which parts of the county this sale is reaching.
• Compare the covered counties before you commit your funds. The Georgia tax sales hub lists each county's next statutory sale date and analyzed-parcel count side by side.

Frequently asked questions

When is the next DeKalb County tax sale?

Georgia tax sales fall on the first Tuesday of the month, and the next statutory date is November 3, 2026. Whether DeKalb holds a sale that day, and what remains on its list, is governed by the county's official notice rather than by any analysis. BidWise analyzed 63 parcels for that date on October 15, 2026, and the count can change as owners pay the delinquency before sale day.

How many parcels are on the November 2026 DeKalb County tax sale?

Sixty-three parcels were analyzed for the November 3, 2026 DeKalb sale: 57 residential, 2 commercial, and 4 land, with no multi-family. Three scored 75 or higher, which is the strong-deal bar. That analysis was generated October 15, 2026, and the figures are measured again when the county amends its list, so confirm the parcel count against the county notice before sale day.

Why did only three DeKalb parcels clear the strong-deal bar?

A strong deal means a score of 75 or higher, and the score is a formula: after-repair value from comparable sales, minus estimated rehab, legal and closing costs, carrying costs, and selling costs. On the November 3, 2026 list the margin that survived that arithmetic reached 75 on only three of 63 parcels. A house-heavy list is easier to estimate, not automatically a more profitable one.

Where does DeKalb County publish its tax sale information?

The DeKalb County Tax Commissioner publishes tax-sale information on the county tax website, and that notice governs the sale date, the parcels offered, and the payment terms. Sales are also advertised in advance in the county's legal organ for four consecutive weeks. DeKalb sales are held on the courthouse steps in Decatur, the county seat, typically between 10 AM and 4 PM on the first Tuesday.

What happens if the owner redeems a DeKalb tax deed?

You receive the amount you paid at the sale plus a redemption premium of 20 percent of that amount for the first year or fraction of a year, and 10 percent for each additional year or fraction (O.C.G.A. section 48-4-42). The premium is flat, not an interest rate. Taxes you pay after the sale and certain allowed costs are recoverable as well, though the exact items vary case by case.

Georgia tax sales convey a redeemable tax deed, not clear title. Every figure in BidWise is an estimate produced from public records and comparable sales — not an appraisal, and not investment, legal, or tax advice. Confirm every parcel against the county's official notice, and talk to a Georgia real-estate attorney before you bid.