Key Takeaways

Key Takeaways Title issues don't make your Roswell property unsellable — but they do require specialized knowledge and experience to resolve properly Most liens are negotiable — the actual settlement amount is typically 60-80% of what's claimed, but you need to know how to negotiate with different types of lien holders Traditional sales rarely work with title problems — mortgage lenders won't approve loans on properties with title issues, making cash investors your best option for a quick resolution Time is money with liens — most liens accrue interest and penalties while you wait, so addressing the situation quickly can save you thousands in additional costs

Selling Your Roswell Georgia House with Title Issues: A Guide to Liens, Judgments, and Problem Properties

Look, here's the deal about selling a house with title issues in Roswell, Georgia — it's not impossible, but it's not something your typical realtor is going to know how to handle. I've been buying distressed properties through HOMESELL USA for years, and I can tell you that title problems are actually more common than most people think, especially in a market like Roswell where property values have been climbing steadily.

In February 2026, Roswell's median home price is sitting around $485,000 according to recent market data, up about 6.2% from last year. But here's what those pretty market reports don't tell you — there are hundreds of properties in Roswell right now that can't sell through traditional channels because of title issues. And if you're dealing with one of those situations, you need to understand your options.

What Exactly Are Title Issues?

Before we dive into solutions, let's talk about what we're dealing with. A title issue is basically anything that creates a cloud on your property's ownership or creates a legal claim against it. Think of your property title like a car title — if there's a problem with it, you can't easily transfer ownership to someone else.

I had a homeowner call me last month from the Crabapple area of Roswell. She inherited her grandmother's house, but when she tried to sell it traditionally, they discovered three different liens totaling over $80,000. The poor woman had no idea these even existed. That's more common than you'd think.

The Most Common Types of Liens We See in Roswell

IRS Tax Liens

Federal tax liens are no joke. When the IRS places a lien on your property, they're basically saying "We get paid before anyone else." In Georgia, these liens attach to all your real and personal property, and they don't just disappear if you ignore them.

The good news? IRS liens can be negotiated. Sometimes we can work out payment plans or even get them reduced through an Offer in Compromise. But you need someone who knows how to navigate that process.

HOA Liens

Roswell has some beautiful planned communities — places like Martins Landing, Riverside, and Country Club of Roswell. But HOAs in these communities can and will place liens for unpaid dues, special assessments, and even fines.

Here's what surprises people: in Georgia, HOA liens can actually foreclose on your property in some cases. I've seen HOA liens start at $500 in unpaid dues and grow to $15,000 with interest, penalties, and legal fees by the time someone tries to sell.

Mechanics Liens

Did you have work done on your house and didn't pay the contractor? Or maybe you paid the general contractor, but he didn't pay his subs? In Georgia, anyone who provided labor or materials for your property can file a mechanics lien.

The tricky part is that legitimate contractors have up to one year to file these liens after completing work. So you might think everything's clear, then boom — a lien shows up when you try to sell.

Judgment Liens

Someone sued you and won? In Georgia, that judgment can become a lien against your real estate. Could be from credit card debt, medical bills, business disputes — doesn't matter. Once it's recorded in Fulton County, it's attached to your Roswell property.

Municipal Liens

The City of Roswell can place liens for unpaid property taxes, code violations, or special assessments. I've seen cases where homeowners got hit with liens for everything from unpaid water bills to fines for overgrown grass.

Why Traditional Sales Don't Work with Title Issues

Here's the reality — most buyers getting traditional mortgages can't close on a property with title issues. Their lender won't approve the loan because they can't get clear title insurance. And even cash buyers working through realtors usually want these problems solved before closing.

I've seen situations where homeowners tried to list their Roswell properties traditionally, only to have deals fall apart at closing when title issues surfaced. Meanwhile, they're paying holding costs, realtor commissions they can't afford, and dealing with the stress of an uncertain situation.

Your Options for Selling with Title Problems

Option 1: Resolve the Liens First

Sometimes this makes sense, especially if the liens are small relative to your equity. You pay off the liens, clear the title, then sell traditionally. But this requires having cash upfront and dealing with bureaucracy that can take months.

Option 2: Negotiate with Lien Holders

Many lien holders will accept less than the full amount, especially if the alternative is getting nothing. But you need to know how to negotiate these deals, and you need someone who speaks their language.

Option 3: Sell to an Investor Who Handles Title Issues

This is where companies like HOMESELL USA come in. We buy properties with title problems all the time. We understand how to work with lien holders, how to structure deals that satisfy everyone, and how to close quickly even with complicated situations.

How We Handle Complicated Title Situations

When someone calls us about a Roswell property with title issues, here's typically what happens:

First, we order a comprehensive title search to see exactly what we're dealing with. No surprises, no guesswork. Then we research each lien — who holds it, how much they'll really accept, and what it takes to clear it.

Next, we make you an offer based on the property's value minus what it'll actually cost to clear the title issues. Not the face value of the liens — the negotiated settlement amounts. That's a crucial difference that can save you thousands.

At closing, we handle all the lien negotiations and payoffs. You don't have to deal with the IRS, the HOA, or angry contractors. We take care of everything and you get your check.

Real-World Example from Roswell

I had a situation last year with a divorced couple who owned a house near Roswell High School. During their divorce, they fell behind on property taxes, HOA dues, and had some work done they couldn't afford to pay for. By the time they contacted HOMESELL USA, they had:

• $12,000 in back property taxes
• $8,500 in HOA liens
• $18,000 in mechanics liens from unpaid contractors
• $6,000 in city code violation fines

On paper, that's $44,500 in liens on a house worth about $420,000. But after negotiations, we settled those liens for about $28,000 total. The sellers walked away with significantly more money than they thought possible, and we closed in three weeks.

What About Georgia's Market in 2026?

The current market actually works in favor of property owners with title issues. With inventory still tight in Roswell and investors actively looking for deals, there's strong demand for properties that traditional buyers can't touch.

Interest rates have stabilized around 6.8% for conventional mortgages, which means fewer traditional buyers in the market. But cash investors like us are still very active, especially for properties where we can add value by solving title problems.

Red Flags That Indicate Title Problems

Sometimes homeowners don't even realize they have title issues until they try to sell. Here are warning signs:

• You've received notices from the IRS, state, or local government that you ignored
• You're behind on HOA dues or special assessments
• You had work done but there were payment disputes
• You've been sued and lost, but never paid the judgment
• You inherited the property and aren't sure about its legal history
• Previous owners had financial problems

Don't Let Title Issues Trap You

Look, I get it. Title issues feel overwhelming, especially when you're already dealing with financial stress or life changes. But here's what I've learned after helping thousands of property owners — there's almost always a solution. Whether you sell to HOMESELL USA or figure out another path, don't let these problems paralyze you.

The worst thing you can do is nothing. Liens accrue interest and penalties. HOA fees keep adding up. The IRS doesn't forget. Meanwhile, you're stuck with a property you can't sell and ongoing expenses you can't afford.

Whether you end up working with us or someone else, get professional help. Title issues aren't DIY projects, and they don't solve themselves.

If you're dealing with any of these situations with a Roswell property, give Uncle Charles a call. No pressure, no judgment — just straight answers about your options. We've seen it all before, and we can help you figure out the best path forward for your specific situation.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Roswell house if it has IRS liens against it?

Yes, you can sell a house with IRS liens, but it requires working with someone who understands how to negotiate with the IRS. The liens must be addressed at closing — either paid off or negotiated down. Cash investors like HOMESELL USA handle these situations regularly and can often settle IRS liens for less than the full amount owed.

How much do HOA liens typically cost to resolve in Roswell?

HOA liens in Roswell communities can range from a few hundred dollars to tens of thousands, depending on how long dues have been unpaid and what penalties have accrued. The actual settlement amount is often negotiable, especially if the alternative is foreclosure. We typically see settlements at 60-80% of the total claimed amount.

What happens if I try to sell my house without disclosing title issues?

This is never a good idea. Title issues will show up during the buyer's title search, and failing to disclose known problems can lead to legal liability. It's always better to be upfront about title issues and work with professionals who know how to handle them properly.

How long does it take to clear title issues before selling?

If you're trying to clear title issues yourself before listing traditionally, it can take 3-6 months or longer, depending on the complexity. However, when you sell to a cash investor who handles title issues, the process can close in 2-3 weeks because we deal with the liens as part of the purchase transaction.

Are mechanics liens in Georgia really enforceable years after the work was done?

In Georgia, mechanics liens must be filed within one year of completion of work, but once properly filed and perfected, they can remain enforceable for years. However, the enforceability depends on whether proper procedures were followed. Many mechanics liens have technical defects that make them negotiable or even invalid.