Key Takeaways

Key Takeaways Liens don't automatically prevent sales — Most title problems can be resolved through negotiation, payoffs at closing, or working with experienced cash buyers who handle complex situations. Know what you're dealing with — Get a professional title search to identify all liens, then contact lienholders to explore settlement options before assuming you're stuck with full amounts. Traditional sales often fail with title issues — Regular buyers and lenders typically avoid properties with liens, making cash buyers or investors your best option for a quick, certain sale. Professional help makes the difference — Working with buyers who specialize in problem properties, like HOMESELL USA, can turn an impossible situation into a closed deal with cash in your pocket.

Selling Your Flint House with Title Problems: Liens Don't Have to Stop You

Look, here's the deal — I get calls from Flint homeowners every week who think their house is unsellable because of title problems. Maybe it's an old mechanics lien from a contractor who did work five years ago, or tax liens piling up, or even IRS liens that seem impossible to deal with. I'm here to tell you something: liens don't automatically kill your ability to sell.

I've been buying houses with problem titles for over two decades, and I've seen every imaginable title mess in Flint. From properties with multiple generations of family ownership issues to houses with contractor liens from the post-2008 renovation boom that went sideways. The good news? There's almost always a way forward.

What's Really Happening with Title Issues in Flint

Flint's been through a lot over the past decade. The water crisis, economic challenges, and population changes have created a perfect storm for title problems. As of early 2026, Genesee County is still dealing with a backlog of tax foreclosure cases, and many properties have accumulated multiple types of liens.

Here's what I'm seeing most often in Flint right now:

• Property tax liens — Still the biggest issue, especially on properties where owners couldn't keep up during tough times
• Water and sewer liens — These got complicated during and after the water crisis
• Code violation liens — The city's been more aggressive about property maintenance enforcement
• Contractor/mechanics liens — From work done during various home improvement programs that went unpaid
• IRS and state tax liens — More common than you'd think

The Different Types of Liens You Might Be Dealing With

Let me break down the most common liens I see on Flint properties, because understanding what you're dealing with is the first step to solving it.

Property Tax Liens

These are priority liens in Michigan, meaning they get paid first when a property sells. In Genesee County, if property taxes go unpaid, the county can start foreclosure proceedings. But here's something many people don't know: you can often negotiate payment plans or settlements, even right up to closing.

I had a homeowner call me last month with a Flint property that had $8,000 in back taxes. She thought she was stuck. We worked with the county treasurer's office and settled for less than full amount, and she was able to sell and move on with her life.

Municipal Liens (Water, Sewer, Trash)

The City of Flint can place liens for unpaid utilities and services. These liens attach to the property, not the person, so they follow the house. Water liens got especially messy during the crisis years when many people stopped paying bills they didn't trust.

Mechanics Liens

Contractors, subcontractors, and suppliers can file these when they don't get paid for work or materials. In Michigan, mechanics liens are valid for one year from the date filed, but they can be renewed. I see these a lot on Flint properties where homeowners started renovations but ran out of money or had disputes with contractors.

HOA Liens

Less common in Flint than some cities, but they exist. Homeowner association liens for unpaid dues or assessments can definitely complicate a sale.

Federal and State Tax Liens

IRS liens and Michigan Department of Treasury liens are serious business. They attach to all property you own, and they don't just go away. But — and this is important — they don't necessarily prevent a sale. There are procedures for getting lien releases or subordinations.

Your Options When You Have Title Problems

Here's where I get real with people. You've got several paths forward, and which one makes sense depends on your specific situation.

Option 1: Pay Off the Liens

If you've got equity in the property and the resources, you can pay off liens before or at closing. Sometimes you can negotiate settlements for less than the full amount, especially with older liens.

Option 2: Sell with Lien Payoffs at Closing

This is more common than people think. Many liens can be paid off from the sale proceeds at closing. The title company handles the payoffs, and you get whatever's left. This works great when you have enough equity to cover the liens plus closing costs.

Option 3: Sell to a Cash Buyer Who Handles Title Issues

This is where companies like HOMESELL USA come in. We buy houses with title problems all the time. We have the experience and resources to deal with complex lien situations. We can often close even when traditional buyers and lenders won't touch the property.

Option 4: Deed in Lieu or Short Sale

If you owe more than the property's worth and can't pay off the liens, you might have other options. These are more complex situations that require careful navigation.

Why Traditional Sales Often Fail with Title Issues

Let me be straight with you — if you've got significant title problems, trying to sell through a realtor to a regular buyer is probably going to be a frustrating waste of time. Here's why:

• Lender requirements — Most mortgages require clear title. Banks don't want to lend on properties with liens.
• Title insurance issues — Title companies won't issue policies with unresolved liens, which kills most traditional deals.
• Buyer fear — Regular homebuyers get scared off by title problems, even when they're solvable.
• Time constraints — Resolving title issues takes time, and many buyers won't wait.

The HOMESELL USA Approach to Title Problems

We've bought hundreds of houses in Flint over the years, and probably 60% of them had some kind of title issue. We're not afraid of liens — we know how to handle them.

Here's typically how it works: We research all the liens, negotiate with creditors when possible, and factor the lien payoffs into our offer. We can close fast because we're paying cash and we know exactly what we're dealing with. No surprises, no last-minute deal killers.

Whether you sell to us or someone else, the key is working with buyers who understand title problems and have the resources to solve them.

Steps to Take Right Now

If you think you might have title problems on your Flint property, here's what I recommend:

1. Get a title search — You need to know exactly what you're dealing with. Don't guess.
2. Contact lienholders — Many liens can be settled for less than face value, especially older ones.
3. Calculate your equity — Figure out if you have enough value to pay off liens and still make selling worthwhile.
4. Talk to professionals — Real estate investors who buy problem properties can give you honest assessments of your options.
5. Don't panic — I've never seen a title problem that didn't have some kind of solution.

The Bottom Line on Selling with Title Issues

Look, I'm not going to tell you that dealing with title problems is fun or easy. It's not. But I am going to tell you that liens don't have to trap you in a property forever. I've helped thousands of homeowners in situations just like yours, and there's almost always a path forward.

The key is getting honest advice from people who deal with these situations every day. Don't let a contractor's lien from 2019 or back taxes keep you stuck in a property you need to sell. There are solutions.

If any of this sounds like your situation, give Uncle Charles a call. No pressure, no judgment — just straight answers about your options. Whether you end up selling to HOMESELL USA or finding another solution, I'll make sure you understand exactly where you stand and what your choices are. That's a promise.

Frequently Asked Questions

Frequently Asked Questions About Selling with Title Issues in Flint

Q: Can I sell my Flint house if it has tax liens on it?

A: Yes, you can absolutely sell a house with tax liens. The liens will need to be paid off, typically at closing from the sale proceeds. In many cases, you can negotiate with Genesee County for a settlement amount less than what's owed, especially if the liens are older.

Q: How do I find out what liens are on my property?

A: You'll need a title search, which you can get from a title company or attorney. You can also check with the Genesee County Register of Deeds office. For federal tax liens, check with the IRS. Don't rely on your memory — get a professional search done to see everything that's actually on record.

Q: Will a mechanics lien prevent me from selling my house?

A: A mechanics lien doesn't prevent you from selling, but it will need to be resolved before or at closing. In Michigan, mechanics liens are only valid for one year unless renewed, so older liens might be invalid. You'll need to have this checked by someone who knows lien law.

Q: Can HOMESELL USA buy my house even with multiple liens on it?

A: Yes, we buy houses with multiple liens all the time. We handle the lien research, negotiations, and payoffs as part of our process. We factor the lien amounts into our offer, so you know exactly what you'll net after everything is paid off.

Q: What happens if the liens on my property are more than it's worth?

A: This is called being "upside down" on liens. You still have options, including negotiating settlements with lienholders, deed in lieu arrangements, or in some cases, strategic defaults. Each situation is different and requires careful analysis of your specific circumstances.