Understanding pre-foreclosure data in Invelo

When reviewing foreclosure or pre-foreclosure results in Invelo, you may notice properties that no longer appear to be actively distressed. This can feel like outdated or incorrect data at first glance. However, this behavior is expected and reflects how foreclosure information exists in public records. This article explains how foreclosure data works, common misconceptions, and how Invelo’s system logic is designed to protect data accuracy while maintaining transparency.

1. There Is No Universal “Active Foreclosure” Status

This is a perception issue, not a data error.

Public records do not define a single, universally recognized status for an “active foreclosure.” Instead, foreclosure data is based on recorded legal documents. Once recorded, these documents remain part of the public record unless another document is filed to change that status.

If a homeowner cures the default:

The lender may never record a release
An auction date may never be scheduled
A scheduled auction may be canceled without a recorded filing

From an investor’s perspective, this can feel like bad or outdated data. From a public-record standpoint, it is normal and expected.

2. Historical vs. Current Foreclosure Records

Many users expect foreclosure filters to show only properties that are currently in distress. However, foreclosure indicators are triggered by the recording of legal documents such as:

Notice of Default (NOD) / Lis Pendens (LIS)
Notice of Trustee Sale / Foreclosure Sale

These documents remain valid historical records even if the foreclosure never completes, unless:

A release is recorded
Ownership changes
A new mortgage is recorded

Because of this, foreclosure data reflects document history, not guaranteed current distress.

3. Auction Postponements and Cancellations

Auction updates are one of the biggest sources of confusion.

Important to note:

Postponements and cancellations are not recorded documents
They are typically found on:
- Trustee or attorney websites
- Automated phone systems
- Local newspapers
These sources are not centrally collectible at scale

As a result, most real estate data platforms (including Invelo) rely on time-based logic, not definitive auction status confirmations.

4. Missing Records and Edge Cases

A very small percentage of foreclosure records (typically less than 2%) may experience delays or linking issues due to:

Missing or illegible APNs or addresses
Documents referencing only legal descriptions
Poor-quality scanned documents
Rare human keying or OCR errors that pass quality control

If a document cannot be confidently linked to a tax assessor record, it may not appear immediately or may be excluded until verified.

5. How Invelo’s System Logic Protects Data Quality

Invelo uses strict rules to prevent outdated or misleading foreclosure data from polluting active searches—while still preserving historical transparency.

Pre-Foreclosure Logic

Properties are included only if:

The NOD or LIS was recorded after current ownership acquisition

Properties are removed from active results if:

An arm’s-length sale occurs
A release document is recorded
A new mortgage is recorded
The default is older than 365 days (an industry-standard cutoff)

Auction Logic

Auction properties:

Display up to 60 days prior to today

They are removed from active results if:

Ownership changes
A release is recorded
A new mortgage is recorded
The auction date ages beyond the 60-day window

In these scenarios, records typically move into a default release or historical state, rather than being deleted entirely.

Key Takeaway

What may appear as “bad data” is often the result of how foreclosure records legally function. Invelo’s logic is intentionally designed to:

Avoid false positives in active searches
Maintain transparency of historical distress
Align with industry standards and public-record realities

If you need help interpreting foreclosure results or refining your filters for current opportunities, our support team is always happy to help.