Key Takeaways

Key Takeaways Title problems don't make your Johns Creek home unsellable — they just require working with buyers who understand how to resolve liens and judgments at closing. Traditional listings fail with title issues because mortgage lenders won't approve loans on properties with liens, making cash buyers your most realistic option. Many liens are negotiable — HOA liens, mechanics liens, and even some tax liens can often be settled for less than the full amount owed. Speed and certainty matter — cash buyers can close in 2-3 weeks and handle all title issue resolution, versus months of uncertainty with traditional sales attempts.

Selling Your Johns Creek Home with Title Problems: Liens, Judgments, and Real Solutions

Look, I've been buying houses in Johns Creek for years, and let me tell you something — some of the most beautiful homes in North Fulton County come with the messiest title problems you can imagine. Just last month, I had a homeowner call me about a gorgeous $800K house near Country Club of the South that had three different liens against it. She thought her property was unsellable. Spoiler alert: it wasn't.

Here's the deal about Johns Creek — this is an affluent area where homes regularly sell for $500K to $1.5 million, but that doesn't make properties immune to title issues. In fact, sometimes it makes things more complicated. When there's serious money involved, liens and judgments can pile up fast, especially in today's market where Johns Creek median home prices have climbed to around $735,000 as of February 2026.

The Reality of Title Problems in Johns Creek

Whether your home is in Medlock Bridge, near Newtown Park, or anywhere else in Johns Creek, title issues don't discriminate. I've seen million-dollar homes that can't close because of a $15,000 HOA lien, and I've seen modest townhomes tied up for years because of IRS problems.

The truth is, Johns Creek's hot real estate market — where homes typically sell within 30-45 days — makes title problems even more frustrating. Traditional buyers and their lenders run away from these issues faster than you can say "clear title." But here's what most people don't understand: title problems are solvable. Every single one of them.

Common Title Issues I See in Johns Creek Properties

HOA Liens and Assessment Problems

Johns Creek has some of the nicest neighborhoods in Georgia, and many come with homeowners associations. Country Club of the South, St. Ives, Rivermont — these communities maintain their property values through HOAs, but they also create potential lien issues.

I had a situation recently where a homeowner in Rivermont owed $18,000 in back HOA dues and special assessments. The HOA had filed a lien, and she thought she couldn't sell. We bought her house, paid off the HOA lien at closing, and she walked away with cash in her pocket. No drama, no lawyers dragging things out for months.

Tax Liens and IRS Problems

Fulton County property taxes in Johns Creek aren't cheap — we're talking $8,000 to $15,000 annually for many homes. When people fall behind, especially business owners or folks with complex financial situations, tax liens pile up fast.

IRS liens are another beast entirely. The federal government doesn't care if your Johns Creek home is worth $900K — if you owe back taxes, they'll put a lien on everything you own. But here's what most people don't know: you can still sell a house with an IRS lien. The key is working with buyers who understand how to handle these situations at closing.

Mechanics Liens from Contractors

In a market like Johns Creek where home renovations are common — kitchen remodels, basement finishes, pool installations — mechanics liens happen more than you'd think. A contractor does work, doesn't get paid (for whatever reason), and files a lien against your property.

I've seen homeowners panic over $25,000 mechanics liens from kitchen contractors or pool companies. But most of these situations are negotiable, especially when there's a legitimate dispute about the work quality or completion.

Judgment Liens and Legal Issues

Divorce judgments, business lawsuit judgments, medical debt judgments — they all can attach to your real estate. In Johns Creek's high-income demographic, I see judgment liens from business disputes, partnership dissolutions, and divorce settlements gone sideways.

Why Traditional Sales Don't Work with Title Problems

Here's something most Johns Creek homeowners don't realize: when you list with a traditional realtor, you're essentially marketing to retail buyers who need mortgage approval. And mortgage companies? They absolutely will not lend on properties with title issues. Period.

Your realtor might put your beautiful Johns Creek home on the MLS for $750K, generate tons of interest, but every single offer will fall through once the title company reveals the liens during the closing process. You'll waste months, pay holding costs, and end up right back where you started.

At HOMESELL USA, we don't need mortgage approval because we buy with cash. Title issues don't scare us — they're just part of the closing process. We factor the lien payoffs into our offer and handle everything at the closing table.

How Cash Buyers Handle Title Issues

When we make an offer on a Johns Creek home with title problems, we're not just buying your house — we're buying your problem and taking responsibility for solving it. Here's how it typically works:

Due Diligence: We research every lien, judgment, and title issue upfront. No surprises at closing.

Lien Negotiation: We often negotiate with lien holders to reduce payoff amounts. A $30K mechanics lien might settle for $18K. An old HOA lien might negotiate down significantly.

Closing Coordination: We work with title companies experienced in complex closings. They coordinate all the payoffs so you walk away clean.

What Your Johns Creek Home Is Actually Worth (With Liens)

Let me give you a realistic example. Say your Johns Creek home would retail for $800K in perfect condition with clear title. But you've got $50K in various liens against it. A traditional listing isn't going to work because retail buyers can't get mortgages.

A cash buyer like HOMESELL USA might offer $650K, knowing we'll pay $50K in lien payoffs at closing, plus factor in our profit and the risk we're taking. You net $650K and walk away free and clear, versus potentially netting zero after months of failed listing attempts.

Is it less than retail value? Yes. But it's guaranteed money in your pocket within 2-3 weeks, versus the uncertainty and stress of trying to navigate title issues on your own.

The Johns Creek Advantage for Problem Properties

Here's something working in your favor: Johns Creek properties hold their value exceptionally well. Even with title problems, the underlying real estate is solid. The city's excellent schools, proximity to Technology Park, and overall desirability mean there's always investor interest in Johns Creek properties.

We've bought homes in every Johns Creek neighborhood — from the golf course communities to the newer subdivisions near Abbotts Bridge Road. Location value helps offset the complications and costs of resolving title issues.

Your Options Moving Forward

Look, you've got three realistic options if you're dealing with title problems on your Johns Creek home:

Option 1: Try to resolve all the title issues yourself, then list traditionally. This works if you have cash to pay off liens upfront and time to deal with lawyers and negotiations.

Option 2: Hire a real estate attorney to negotiate and settle the liens, then list. Expect to pay $5K-15K in legal fees and wait 3-6 months minimum.

Option 3: Sell to a cash buyer who handles everything. You get certainty, speed, and freedom from the headaches.

There's no wrong choice — it depends on your situation, timeline, and stress tolerance. Whether you sell to HOMESELL USA or someone else, just make sure you understand exactly what liens exist and get everything in writing.

What Happens Next

If you're sitting in your Johns Creek home right now worried about title issues, take a deep breath. I've seen worse situations than yours, and I've seen them all get resolved. The key is working with people who understand the process and aren't scared of complications.

Every week, HOMESELL USA closes on properties throughout Fulton County with every type of title problem imaginable. We've got relationships with attorneys, title companies, and lien resolution specialists who handle this stuff daily.

If any of this sounds like your situation, give Uncle Charles a call. No pressure, no judgment — just straight answers about your options. We'll research your property's title situation for free and explain exactly what you're dealing with and how much it would cost to resolve.

Your Johns Creek home isn't worthless just because it has title problems. It just needs the right buyer who knows how to handle them.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Johns Creek home if it has an IRS lien against it?

Absolutely. IRS liens don't prevent you from selling — they just need to be addressed at closing. Cash buyers like HOMESELL USA handle IRS lien payoffs as part of the transaction. The IRS typically releases their lien once they receive payment from the sale proceeds.

How much do HOA liens typically cost to resolve in Johns Creek?

HOA liens in Johns Creek communities can range from a few thousand dollars in back dues to $20K+ if there are special assessments involved. The good news is that HOA liens are usually straightforward to resolve — it's just a matter of paying the balance owed at closing.

Will mechanics liens prevent me from selling my house?

Mechanics liens complicate traditional sales but don't prevent cash sales. Many mechanics liens can be negotiated down, especially if there are legitimate disputes about the work performed. We handle the negotiation and resolution as part of our buying process.

How long does it take to sell a Johns Creek home with title issues?

With a cash buyer, you can typically close within 2-3 weeks even with complex title issues. Traditional sales with title problems can take 6+ months if they close at all, since most retail buyers can't get mortgage approval on properties with liens.

Do I need to hire an attorney to resolve title issues before selling?

Not necessarily. If you're selling to a cash buyer experienced with title issues, they handle the resolution process. However, if you're trying to list traditionally or have extremely complex legal situations, consulting with a real estate attorney might be wise.