Property due diligence and protection
The whole story of a property, before you own it.
Vesper pulls the full public record on any property (liens, deeds, title, value, GIS, imagery, and risk) and hands you a plain-English report of the problems and the risks you are not seeing. Built first for tax sale investors, where the diligence is hardest; it works on any address.
Start with the free calendar
The statewide tax sale calendar is free and open, no account required. The per-property report and the surplus search are landing soon; join the early-access list above to be first in. New to this? See how South Carolina tax sales work.
- Tax sale calendarSee every South Carolina tax saleA free statewide calendar of upcoming county tax sales, with the lists and outcome stats we already track. One place for a market spread across forty-six county systems.
- Diligence reportPull a report on any propertyLiens, deeds, title history, assessed value, GIS, and risk flags for one address, read in plain English. What a title search would cost you days to assemble.Coming soon
- Unclaimed surplusFind out if money is owed to youWhen a property sells at a tax sale for more than the taxes owed, the surplus belongs to the former owner. Search South Carolina sales to see if a check is waiting to be claimed.Coming soon
What every Vesper report gives you
Think of it like a Carfax for property: one report that pulls the history and the hidden problems into plain English, so nothing on the record surprises you after you have bought.
- Title.Deeds, ownership chain, and open liens, so you know what you would actually be buying and what has to be cleared first.
- Land.Value, GIS boundaries, road access, floodway, and aerial imagery, so the traps (landlocked, in the floodway, a shell) surface before the sale, not after.
- Redemption.The odds the owner redeems, as an honest base rate from our own outcome data (a risk factor, like a credit score, never a promise), plus what each path means for you: if they redeem, you earn statutory interest set by law; if they do not, the property is yours.
- Your options.Realistic ways to use the property and what the record says each one is worth: hold, resell, or sell to a neighbor, with evidence-based outcomes from comparable sales. Before you buy, it shows the paths to the best return. After you own it, it shows what you can do with what you hold. Options and their evidence, never a promised multiple.
- The numbers.Assessed value, recent market comps, and the bargain read: how cheap the property is against what the record says it is worth. The gap, in plain figures, so you can see the value for yourself instead of taking a listing’s word for it.
- Protection.After you own it, an ongoing watch on the public record: new liens and deed-fraud alerts on your property, so anything filed against it surfaces the day it happens, not the day you try to sell. Diligence before you buy, protection while you hold.
The whole tax sale list, already researched
Do not work a county sale one address at a time. Buy a pre-assembled diligence report on every property on a county tax sale list: the title, liens, land, and redemption read for the full roster in one place, so you walk in prepared instead of spot-checking on your phone. This is a paid product; the free calendar tells you when the sales are, this tells you what is on them.
Because it sees the whole roster, the list is where bidding strategy lives. It gives you a walk-away max bid on every property, the most it is worth to you at your target return (a ceiling to bid under, never a predicted price), and helps you allocate a fixed budget across the sale so you know what to chase and what to let go before you are standing in the room.
An honest caveat: a tax sale list is not final until the day of the sale. We do not have the final list until then, and properties are redeemed or pulled right up to the auction, so an issue we flag may be fixed before a property ever reaches the floor. We tell you what the record shows today; the county sets the floor on sale day.
Built by operators, not course sellers
This field is full of people selling you a course and a promise. We do the opposite. We do not claim to predict winners, because the auction market already prices what it competes on, and we tested that honestly. What we sell is completeness and judgment: the full record on a property and a clear read of the risk. We run our own sales on the same tool and publish the real numbers.
Trust is the whole product. If a report says a property is a bad idea, that is the report doing its job.