Selling a House With Liens Is More Common Than You Think
A lien on your house feels like a wall between you and a sale, but it usually isn’t. If you need to sell a house with liens or back taxes in Georgia, we buy it for cash, as-is. The lien is paid from the sale proceeds at closing, so you don’t have to come up with the money first. We can make a no-obligation cash offer within 24 hours, you pick the closing date, and a Georgia closing attorney handles the payoffs. Call (866) 780-8169 or fill out the form on this page, and tell us what you know about the liens.
Our Simple 3-Step Process
STEP 1
Call or fill out the form with the address and what you know about the liens or back taxes. Don’t worry if you don’t know the exact amounts.
STEP 2
We look at the house and the liens and make a written cash offer within 24 hours. No showings, no repairs and no waiting on a buyer’s loan.
STEP 3
The closing attorney pays off the liens and your mortgage from the sale proceeds and sends you whatever is left.
How Liens Get Paid When You Sell
Here is the part most sellers are relieved to hear: a lien doesn’t stop a sale, it just gets paid out of it. In plain terms:
- A lien is a claim on the property for a debt. It stays attached to the house until it is paid or settled, so any buyer has to deal with it, cash or not.
- The closing attorney finds every lien. A title search before closing lists what’s recorded against the property, so nothing is a surprise on closing day.
- Payoffs come out of the sale price. The attorney gets a payoff amount from each lienholder, pays them at closing, and the lien is released. What’s left after the mortgage and liens goes to you.
- Some liens can be settled for less. Contractor, HOA and judgment liens can sometimes be negotiated to a smaller payoff.
- Some liens keep growing until the cause is fixed. A lien from unfixed code violations can add fines for each day the problem stays open, so the amount can keep climbing until the violation is resolved. Because we buy as-is, we can take on the fix, and the closing attorney pays what is owed at closing. The sooner you call, the less it adds up.
- Tax liens have their own releases. The IRS and the Georgia Department of Revenue each release a lien once it is paid, and unpaid property taxes are cleared at closing.
Every lien is a little different, and the lienholder sets the payoff amount, but this is routine work for a Georgia closing attorney. This is general information, not legal or tax advice.
The Types of Liens We Can Buy Around
If you have one of these, you can still sell a house with liens to us:
| Type of lien | What it is | How it’s handled in a sale |
|---|---|---|
| Property tax lien | Unpaid county or city property taxes, which can lead to a tax sale if they stay unpaid | Paid from the proceeds, ideally before a tax sale date. Tell us any date you were given. |
| IRS or state tax lien | A federal or Georgia Department of Revenue claim for unpaid income or other taxes | Paid from the proceeds. The agency issues a release once it is paid. In some cases the IRS can discharge the lien from the house for a sale. |
| Code enforcement lien | Fines from a city or county for violations that were never fixed, often growing the longer the violation stays open | The code violation has to be resolved for the fines to stop adding up. We buy as-is and can take on the fix, and the amount owed is paid at closing. |
| City or county lien | Unpaid charges a city or county recorded against the property, such as fines, cleanup or mowing costs and other fees | Often we can assume the open violation and the liens tied to it. Otherwise the amount is paid at closing. |
| Mechanic’s or contractor lien | A contractor or supplier says they weren’t paid for work on the house | Paid or settled at closing. Sometimes it can be negotiated. |
| HOA lien | Unpaid association dues or fines | Paid at closing from the proceeds, usually with a payoff letter from the association |
| Judgment lien | A court judgment from a lawsuit or a debt that was recorded against your property | Paid or settled at closing, sometimes for less than the full amount |
| Child support lien | Back child support recorded against the property | Paid at closing from the proceeds, with a payoff from the agency or court |
How Property Taxes, Tax Sales and Liens Work in Georgia
If back property taxes are the problem, a quick look at how it works helps you see how much time you have:
- Unpaid taxes add up. Georgia counties add interest and penalties to a late balance, and a county can record a lien (often called a fi. fa.) against the property for the unpaid taxes.
- A tax sale is an auction. Counties that sell for unpaid taxes usually do it at a public sale, often held on the first Tuesday of the month, though each county does it a little differently.
- Georgia has a redemption period after a tax sale, but redeeming can be hard if you don’t have the cash. The price is typically what the property sold for at the auction, not just the taxes owed, plus a premium and fees. Selling before the sale date is much simpler.
We’re not tax attorneys, but we buy houses with liens, and the first step is always the same: tell us the address and any dates you were given. Your county tax commissioner’s office can give you an exact balance. General information, not legal advice. A Georgia attorney or tax professional can confirm the details for you.
Behind on the mortgage too? See how a sale before foreclosure works. Inherited a house with back taxes? Read about how to sell an inherited house. Own a rental or a vacant house with back taxes? See how to sell a rental property or sell a vacant house.
What a Cash Sale Can and Can’t Do
We want you to know exactly what to expect, so here is the honest version.
| A cash sale can | A cash sale can’t |
|---|---|
| Pay your liens and mortgage from the sale proceeds at closing | Make a lien disappear without it being paid or settled |
| Let you sell as-is with no repairs, showings or commissions | Pay you more than the house is worth after the liens and mortgage |
| Close on a date that beats a tax sale or other deadline, if there is enough time | Pause a lien or tax sale once the date has passed |
| Give you a written offer within 24 hours so you can see your numbers | Get around a lien that is bigger than the sale price. The lienholder would need to agree to a payoff. |
The key point: a lien has to be satisfied or settled at closing. That’s not a hurdle, it’s just how the money flows, and the closing attorney handles it. If the liens add up to more than the house is worth, call us anyway. Sometimes the lienholders will accept less, and we’ll tell you honestly what’s possible.
Your Options for a House With Liens
Selling for cash isn’t the only way to handle liens, and it isn’t right for everyone. Here’s how the common choices compare.
| Option | What it is | Best when |
|---|---|---|
| Pay off or settle the liens yourself | Pay the lienholders directly or negotiate a smaller payoff | You have cash or can borrow it, and you want to keep the house |
| Payment plan | The county, IRS or Georgia Department of Revenue may set up a plan to pay over time | Your income can cover the plan and you want to stay |
| List with an agent | Sell on the market and pay liens from the proceeds | The house is in good shape, you have equity and time for showings |
| Sell to a cash buyer | As-is sale, liens paid at closing, no repairs or showings | You want it settled, time is short or the house needs repairs |
| Short sale | Sell for less than you owe with the lenders’ approval | The liens and mortgage together exceed the value |
If keeping the house is realistic, we’ll say so. A free HUD-approved housing counselor can help you look at your choices (links at the bottom). If you want out, a cash sale is often the simplest way to sell a house with liens and move on.
Cash Sale vs. Listing: A Simple Example
These numbers are an illustration, not a quote. Your offer depends on the condition of the house, the location and what’s owed on it. Say the house is worth about $250,000 and you owe $142,000 in total: a $120,000 mortgage, an $18,000 tax lien and a $4,000 HOA lien.
| List with an agent | Sell to Southeast Homebuyers | |
|---|---|---|
| Time | Often months of prep, showings and waiting for a buyer’s loan, with the lien deadlines still running | Offer in 24 hours, close on your timeline |
| Commissions and costs | About 8-9% of the price: 5-6% commission, 2% closing costs, 1% concessions | No commissions, and we can pay closing costs |
| Repairs and showings | Likely needed, plus showings | None. We buy as-is. |
| What you could walk away with | About $85,500-$88,000 if it sells at full price and closes in time, after the liens and mortgage | A $215,000 offer leaves about $73,000 after the liens and mortgage, with no commissions or repair costs |
A cash offer is lower than a full-price sale. That’s the trade: speed, certainty and no repairs for a lower number. If you have a lot of equity, the house is in good shape and there’s no near deadline, listing can put more money in your pocket. If time is short or the house needs work, a cash sale is often the better way to sell a house with liens.
What Sellers Say About Us
★★★★★
Southeast Homebuyers are highly qualified to buy any home however they helped me with a highly distressed property by paying a fair price, and closing quickly, Jared was very fair and knowledgeable and kept both me and the seller informed at all times. I recommend them very highly.
Buddy J.
Customer review
★★★★★
I recently sold my house to Southeast Homebuyers, and I couldn’t be happier with the experience. They purchased my home for cash, and the entire process was incredibly smooth from start to finish. Communication was clear, the team was professional and courteous, and everything was handled quickly and efficiently. I highly recommend Southeast Homebuyers to anyone looking for a hassle-free home-selling experience.
Randy Mccarthy
Google review
★★★★★
Easiest closing ever! Easy folks to work with. They took care of everything!
Cindy T.
Customer review
More on our reviews page.
Why Sellers With Liens Call Us
We started Southeast Homebuyers in 2019 to make selling a problem house less stressful. The two founders, Carlos Saez and Jason McTague, bring over 15 years of real estate expertise, and since then we have bought over 300 homes. We’re rated A+ by the BBB.
We’re two founders and a small team, so when you call you talk to the people who do the work. Liens can be embarrassing and stressful, and we don’t judge. We explain what we can offer and why, tell you what the closing attorney will pay, and keep it simple. If paying off the lien, a payment plan or listing the house would leave you better off, we’ll say so.
Prefer to talk? Call us at (866) 780-8169.
Selling a House With Liens: Questions
Can I sell a house with a lien on it in Georgia?
Yes. The lien is paid from the sale proceeds at closing, and the closing attorney handles the payoff and release. You generally don’t need to pay it off first. Every situation is different, though, and the options can vary with the type of lien, so tell us what you have.
Who pays off the liens when the house sells?
They come out of the sale price at closing. The attorney pays the lienholders and your mortgage first, then sends you what’s left. Every house and lien is a little different, so the exact payoffs and options depend on your situation.
What if the lien came from an open code violation?
The violation usually has to be resolved before the lien or fines can be paid off, and the fines can keep adding up until it is. Because we buy as-is, we can often take on the open violation and the liens tied to it, so you don’t have to fix it first. Every situation is different, so call us and tell us what you were cited for.
What if I owe more than the house is worth?
Call us anyway. Some lienholders will accept a smaller payoff, and in some cases a short sale is possible. We’ll tell you honestly what we think can work.
What about an IRS or state tax lien?
The lien is paid from the sale and the agency releases it after payment. For federal liens, the IRS can sometimes issue a discharge for a specific property, which a closing attorney or tax professional can help with.
Do you buy houses with liens in Florida too?
Yes. We buy in Orlando, Tampa, Jacksonville and other Florida cities, and the same approach applies: liens are paid from the proceeds at closing.
Ready to talk? Get your fair cash offer today, or read more about how we buy a house with liens and our FAQ.
Where We Buy
We buy houses with liens across Georgia, including Gwinnett County, Hall County, Clayton County and Newton County, plus Atlanta and Marietta. Don’t see your area? Call us. We probably buy there too.
Free Lien and Tax Help and Resources
- Georgia Department of Revenue: Liens: state tax liens
- Georgia Department of Revenue: Lien FAQ: payoffs and releases
- IRS: Understanding a federal tax lien: releases and discharges
- IRS Topic 201: the collection process
- Gwinnett County Tax Commissioner: an example of delinquent property tax and fi. fa. information (other counties have their own tax commissioner)
- CFPB: Find a Housing Counselor: HUD-approved counselors near you
- Georgia Legal Aid: free civil legal help
Watch out for tax relief and lien “rescue” scams. Be wary of anyone who asks for money up front, guarantees they can erase a lien or tax debt, or asks you to sign over your deed. A real buyer pays you at closing through a closing attorney or title company.
Ready to Sell a House With Liens? Get Your Cash Offer
Tell us about your house and we’ll make you a no-obligation cash offer within 24 hours.
Or call (866) 780-8169.
This page is general information, not legal or tax advice. Talk to a Georgia attorney or tax professional about your situation.