Key Takeaways

Key Takeaways Liens don't make your property unsellable - they just eliminate most traditional buyers and require specialized handling Cash buyers who specialize in distressed properties can close on homes with liens by negotiating payoffs at closing Time is money with liens - most accrue interest and penalties, so acting quickly saves you money Professional help is essential - lien holders are experienced negotiators, so you need experienced representation too

Selling Your Flint Home With Title Issues: Liens, Judgments, and Real Solutions

Look, I'm going to be straight with you about something I see all the time here in Flint: homeowners sitting on properties they can't sell because of title issues. Maybe it's an IRS lien from back taxes, maybe it's a mechanics lien from that contractor who did work on your house, or maybe it's HOA fees that got out of hand. Whatever it is, you're not alone, and you're definitely not stuck.

I had a homeowner call me just last week from the East Village neighborhood who'd been trying to sell his house for two years. Every time he got close to a deal, the title search would come back showing three different liens totaling almost $40,000. He thought he was doomed to keep paying insurance and taxes on a house he couldn't even live in anymore.

Here's the thing about Flint's real estate market in 2026: we're seeing steady recovery with median home prices around $65,000, but that recovery means nothing if you can't clear your title. The good news? There are real solutions, and I'm going to walk you through exactly what you need to know.

The Reality of Title Issues in Flint

Flint has been through a lot over the past decade, and that shows up in property records. Between the water crisis, economic challenges, and years of population decline, many properties have accumulated liens and judgments that make traditional sales nearly impossible.

Here's what I'm seeing most often in Genesee County property records:

• Tax liens - Both city and county back taxes that can add up fast
• Water and sewer liens - Especially common given Flint's infrastructure challenges
• IRS liens - Federal tax liens that attach to all property you own
• Mechanics liens - From contractors who weren't paid for work
• HOA liens - Though less common in Flint than other markets
• Judgment liens - From court judgments, medical debt, credit cards

The traditional real estate market doesn't handle these well. Most agents will tell you to "clear the liens first" - but if you had $30,000 lying around to pay off liens, you probably wouldn't be in this situation, right?

Understanding Different Types of Liens

IRS and State Tax Liens

These are the big scary ones. When you owe back taxes, the IRS or Michigan Department of Treasury can place a lien on your property. In Flint, I've seen these range from a few thousand to over $100,000.

Here's what you need to know: IRS liens have a "right of redemption" period even after sale. But there are ways to work with them, including subordination agreements and payoff negotiations that can happen at closing.

Municipal Liens (City/County Taxes, Water, Sewer)

Flint has been aggressive about collecting back taxes and utility fees. These liens take priority over almost everything else and must be addressed before any sale can close.

The current tax rate in Flint is about 47.9 mills, which means if you're behind, these numbers add up fast. But here's something most people don't know: there are often settlement programs available, especially if you're selling the property.

Mechanics Liens

Had work done on your house and couldn't pay? The contractor can file a mechanics lien. In Michigan, they have 90 days from completion to file, and these liens can be tricky because they might not show up in title searches right away.

HOA and Assessment Liens

Less common in Flint than suburban markets, but they exist. Unpaid HOA dues, special assessments, or condo fees can create liens that must be cleared.

Judgment Liens

Someone sued you and won? They can record that judgment as a lien against your property. Medical debt, credit card companies, and other creditors do this all the time.

Why Traditional Sales Don't Work With Liens

Most buyers getting traditional financing can't close on a property with liens. Their lender won't approve the loan until the title is clear. This creates a catch-22: you need money from the sale to pay off the liens, but you can't get the money until the liens are paid.

Even cash buyers in the traditional market usually walk away when they see liens. They don't want the hassle or the risk.

I've seen too many Flint homeowners spend months or even years trying to work through this with traditional agents, racking up carrying costs the whole time.

Real Solutions That Actually Work

Cash Buyers Who Handle Liens

This is where companies like HOMESELL USA come in. We buy houses with liens all the time. Here's how it works:

We research all the liens, negotiate with lien holders, and handle the payoffs at closing. You walk away with whatever equity is left after the liens are satisfied. Sometimes that's a lot, sometimes it's just enough to get you free of the property - but either way, you're done dealing with it.

Lien Subordination

Sometimes lien holders will agree to "subordinate" their lien, meaning they'll take a partial payment and release the property. This is especially common with IRS liens when they see the property is being sold.

Short Sale Negotiations

If the liens exceed the property value, it's possible to negotiate with lien holders to accept less than the full amount owed. This requires experience and patience, but it can work.

The Flint Market Reality

Current data shows Flint home sales are averaging about 45 days on market for clean properties. But properties with title issues? They sit for months or never sell at all through traditional channels.

With median prices around $65,000, there often isn't enough equity to pay off large liens and still give the homeowner anything meaningful. That's why creative solutions and experienced buyers matter so much in this market.

What You Should Do Right Now

First, get a complete title search. Don't guess about what liens exist - know for sure. In Genesee County, you can start with the Register of Deeds office, but you'll want a professional title company to do a thorough search.

Second, don't try to handle this alone. Whether you work with HOMESELL USA or another investor who deals with problem properties, get someone experienced involved. The lien holders are professionals - you need professionals on your side too.

Third, act fast. Liens often accrue interest and penalties. Every month you wait, the problem gets more expensive.

I've helped hundreds of Flint homeowners get out from under properties with liens. Some walked away with money in their pocket, others just walked away free and clear - but all of them moved on with their lives instead of staying stuck.

Whether you end up working with us or someone else, here's what you need to know: this problem is solvable. Don't let anyone tell you you're stuck with that property forever. In today's market, there are buyers who specialize in exactly these situations.

If you've got a Flint property with liens, judgments, or other title issues that are keeping you awake at night, give Uncle Charles a call. No pressure, no judgment - just straight answers about your options and what it would take to get this problem solved once and for all.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Flint house if it has an IRS lien on it?

Yes, absolutely. IRS liens don't prevent sales, but they do need to be addressed at closing. The IRS often accepts partial payments through subordination agreements, especially when they see the property is being sold. We handle IRS lien negotiations all the time.

What happens if my liens are worth more than my house?

This is called being "upside down" and it's more common than you'd think in Flint. In these cases, we can often negotiate with lien holders to accept less than full payment, especially if the alternative is getting nothing through foreclosure proceedings.

How long does it take to sell a house with title issues?

With an experienced cash buyer, usually 2-4 weeks once we've researched all the liens and negotiated payoffs. Traditional sales with title issues can drag on for months or never close at all.

Will I owe taxes if liens are forgiven during the sale?

Sometimes forgiven debt is considered taxable income, but there are exceptions for insolvent taxpayers and primary residences. You should consult with a tax professional, but don't let tax concerns stop you from solving the bigger problem.

Can HOA liens prevent me from selling my Flint condo?

HOA liens must be paid at closing, but they're usually much smaller than tax or IRS liens. Most HOAs will work with you on payment plans or settlements when they know the property is being sold, since they'd rather get paid something than deal with foreclosure.