Distressed & Off-Market · KY · TN · IN
How to Find Off-Market Distressed Deals
Before the Estate Sale Hits Public.
Estates, divorces, tax sales, and busted owner-financed notes — Tom takes the call the MLS will never see.
Distressed land moves on relationships, not listings. When an estate goes to probate, a tax sale lands on the courthouse steps, or a contract-for-deed goes sideways — the seller is usually trying to solve a problem fast. Tom Claycomb has been the phone call inside those situations for four decades. Most of the deals never reach the public market.
Why It Works
Six Situations Tom Actually Closes.
Most agents won't touch distressed land — too messy, too slow, too much family drama. Tom built his career on the deals everyone else dropped.
Probate & Estate Sales
Land tied up in probate often sells well below market — but only if the buyer can navigate executors, attorneys, and heirs. Tom has run dozens of these to close.
Divorce Property Splits
Court-ordered land sales move on a timeline the parties can't control. Tom presents fair cash offers that satisfy both sides without dragging the divorce out further.
Tax Sale Properties
Kentucky, Tennessee, and Indiana each handle tax sales differently. Tom has cleared title on tax-sale acquisitions in all three states and knows the redemption windows cold.
Busted Owner-Financed Notes
When a contract-for-deed buyer stops paying, the seller is stuck. Tom buys the note, takes the land back, or arbitrates a sale — turning a problem into a closed deal.
Bank-Owned (REO) Land
Land sitting on a bank's balance sheet costs them money. Tom maintains relationships with the asset-management desks at most regional banks across the tri-state.
Out-of-State Absentee Owners
Inherited land 12 hours away from the heir is a maintenance problem. Tom reaches out, makes a fair cash offer, and closes through mail-and-wire — heir never has to fly in.
Proof of Work
43 Years. 15,000+ Deals.
One Operator.
“My uncle's estate had a 38-acre tract in Hardin County. We're in Phoenix — no way to deal with it from out here. Tom handled the executor calls, made a clean offer, and closed in under a month. Wire hit the day after recording.”
— Out-of-state heirThe Process
Four Steps. Discreet, Direct, Done.
Email Tom the Situation
Estate, divorce, tax sale, busted note — describe it in plain language. Reply inside 24 hours.
Tom Reviews Title & Comps
Quick title pull and comp set. Tom comes back with a written offer range.
Site Visit (if needed)
Many distressed deals close without a site visit. For larger or more complex tracts, Tom walks the land in person.
Cash Close
Cash purchases close in 14-30 days. Notes, exchanges, and contract assignments handled when they fit.
Common Questions
Straight Answers
on How This Works.
I'm an executor — do I need probate to be open first?
Most distressed land sales require an open probate estate with letters testamentary. Tom can introduce you to estate attorneys in any of the three states if that's not yet in place.
Do you buy land directly or just represent buyers?
Both. Tom routinely buys distressed land for his own account or for affiliated partnership entities — and also represents outside buyers looking for distressed inventory. He'll tell you which path fits your situation on the first call.
How quickly can you close a tax-sale property?
Cash close inside 14-21 days once title is clear and the redemption window has closed. Properties still inside redemption need to wait — Tom flags the timeline on day one.
Are you looking for distressed land for your own portfolio?
Yes. Tom regularly buys distressed tracts to renovate, subdivide, or resell with owner financing. If you have land you need to move, the call is worth making.
Do you handle bank-owned (REO) land?
Yes. Tom maintains direct relationships with the asset-management desks at most regional and community banks across KY, TN, and IN.
What about title issues — clouded chains, unrecorded heirs?
Tom has cleared dozens of clouded titles via quiet-title actions and heir-search affidavits. Won't say it's quick, but it's solvable in most situations. He works with title attorneys who specialize in distressed land.
Talk to Tom
Got a Distressed Land Situation? Email Tom.
Estate, divorce, tax sale, busted note, REO — describe it in one paragraph. Tom replies inside 24 hours with a written offer range or honest reason why he can't help.