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TrusteeSaleData collects trustee’s sales — published notices of trustee’s sale and the trustee’s own sale records — across 21 US deed-of-trust states, extracts structured fields from each, and discards any value that cannot be found verbatim in its source.
Data as of
Every record is a trustee’s sale. Most begin as an original notice of trustee’s sale, kept exactly as published; others come from the trustee’s own record of the sale, which carries no notice text, and say so on their page. We gather both from public sources across the deed-of-trust states every day, read each one in full, and keep only trustee’s sales: sheriff’s, court-ordered, tax and mortgage sales are left out, whatever a publisher calls them.
When a sale is postponed, cancelled or held, the record changes with it, and a listing says when its status came from the trustee’s or the public trustee’s own records rather than from the notice.
| Stage | When | What it does |
|---|---|---|
| Collect | Several times a day | Reads overlapping windows from every source, so nothing published between runs is missed. |
| Parse | Hourly, :10 UTC | Extracts new trustee notices first, then works through the remaining backlog. |
| Rollup | After each parse | Recomputes every count on the site and re-evaluates which pages are published. |
| Backup | Daily, 09:30 UTC | Captures notices and derived records together, so a restore is internally consistent. |
A notice published today is generally searchable here within a day. The newest notice we hold was published October 17, 2026.
Every extracted value is searched for in the source notice. Anything that cannot be located there is dropped rather than published.
Extraction is done by a language model, which is good at reading legal prose and bad at admitting when it has guessed. So the model’s output is not trusted: after each notice is parsed, a verification pass looks for every extracted value in the original text and discards the ones it cannot find. Each record carries the resulting quality score.
A blank notice-derived field means the notice was silent. Many notices genuinely omit the parcel number, the opening bid or the unpaid balance. Where that happens we show nothing, rather than substituting a nearby number that happens to look like the right kind of figure. Separately checked property details are labeled and dated; a missing property detail means it is not available from a verified match.
Property counties come from the notice text, with publisher metadata used only as a grounded fallback. A county must belong to the property’s state in the Census county register. Publisher state metadata is corrected only when the printed property address or an explicit property county/state pair confirms another state. The original publisher metadata remains available for audit.
Formatting is decided by rules, not by the model. Dates, money, phone numbers and street suffixes are normalized deterministically, because formatting is the thing a model does inconsistently across thousands of rows.
We hold notices from 797 counties. We do not publish 797 county pages.
A county page is worth a reader’s time when it has enough sales to describe a market rather than list two addresses. So a county enters the index at eight sales, upcoming or held in the last 90 days, and leaves it only when it drops below five. Recent results count because the page shows them: a county that held forty sales last month and has three scheduled is still a market worth describing. Timeshare interests do not count, and trustee firms and lenders follow the same rule. A city needs more, because it has to say something its county page does not: at least twelve sales, a name that is not also a county’s, and less than 80% of its county’s sales. Today 422 of 797 counties clear that bar.
The gap between eight and five is deliberate. Trustee sale inventory is a rolling window — sales are held and leave the count every week — so a county sitting on a single threshold would enter and leave our sitemap every few days. A page must move meaningfully before its status changes.
Counties below the threshold still have pages. They render, they carry their real numbers, and they are linked from their state page. They are simply not submitted to search engines, and they carry a noindex directive until they qualify. Promotion is automatic and requires no republishing.
21 states, not fifty. We cover deed-of-trust states, where a trustee conducts the sale under a deed of trust and publishes a notice: Texas, Arizona, California, Colorado, Virginia, Tennessee, Mississippi, Missouri, Nebraska, West Virginia, Maryland, North Carolina, Utah, Washington, Oregon, Montana, Idaho, Alaska, Nevada, Arkansas, District of Columbia. Only trustee’s sales enter our inventory. Maryland trustee sales are subject to court proceedings and ratification.
Not every source. A sale published only somewhere we do not read will not appear here, and we have no way to know how many those are in any given county.
A parse backlog. 0 notices we hold have not yet been parsed into structured records. They are processed newest-first within the trustee-sale queue, and every page states its own parsed share rather than implying completeness.
Property details are checked separately. Where an address can be matched to a property, we add available physical details, historical assessments and market or rental estimates. These carry retrieval dates and may be incomplete or outdated. Estimates are not appraisals, auction bids or a statement of the property’s condition. They do not change the trustee’s reported balance, sale date or result.
Sales change after publication. A scheduled sale can be postponed, rescheduled or canceled at any time, sometimes hours before the auction. We record postponements and cancellations where a later notice or the trustee’s own records state them, but the authoritative answer on the day is the trustee’s sale line, not this site.
TrusteeSaleData is not a government agency, not a county recorder, not a trustee, and not a real-estate brokerage. We are not affiliated with any trustee firm, lender or servicer named in a notice, and naming one is not an endorsement or a claim of any relationship. Nothing here is legal or financial advice.
The aggregate figures this data produces — volume, balances, lead times, postponements — are published, with their sample sizes, as trustee sale statistics.
Questions about the data, or a correction: how to reach us.