Key Takeaways

Key Takeaways Title issues are common: About 15-20% of Grand Rapids properties have some type of lien or title complication that affects traditional sales Multiple solutions exist: You can negotiate with lienholders, sell to cash buyers, or work through title cleanup - don't assume you're stuck Cash buyers simplify the process: Companies like HOMESELL USA can purchase properties with existing liens and handle the title cleanup as part of the transaction Get informed first: Understanding exactly what liens exist on your property is the crucial first step before exploring your selling options

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

Look, I get calls every week from Grand Rapids homeowners who discover their property has title issues they didn't even know existed. Just last month, I had a homeowner in Heritage Hill find out there was a $15,000 mechanic's lien from work done by the previous owner three years ago. She had no idea it was there until she tried to sell.

Here's the deal: title issues don't have to kill your sale. I've been buying houses with problem titles for years through HOMESELL USA, and I've seen every type of lien and judgment you can imagine. Whether it's an IRS lien, unpaid property taxes, HOA fees, or contractor liens, there are ways to handle these situations.

The Current Grand Rapids Market Reality

Grand Rapids has been experiencing steady growth, with median home prices reaching approximately $180,000 as of early 2026. The market has remained relatively stable compared to the wild swings we've seen in other Michigan cities. But here's what most people don't realize: about 15-20% of properties in Kent County have some type of lien or title issue that complicates traditional sales.

With Grand Rapids' mix of older homes downtown, newer developments in the suburbs, and ongoing revitalization projects, title issues are more common than you'd think. The city's industrial history means some properties have environmental liens, while the older neighborhoods often have unpaid contractor liens or tax issues that have been sitting there for years.

Types of Title Issues I See Daily in Grand Rapids

Tax Liens (The Big Kahuna)

Property tax liens are probably the most common issue I encounter. Kent County has been pretty aggressive about collecting back taxes, and when homeowners fall behind, these liens attach to the property automatically. I've seen tax liens ranging from a few hundred dollars to over $50,000 on some of the larger properties.

The good news? Tax liens can usually be negotiated. Sometimes the county will settle for less than the full amount, especially if the property has been sitting vacant.

IRS and Federal Tax Liens

Federal tax liens are trickier because you're dealing with the IRS, and they don't mess around. I had a situation last year where a Grand Rapids homeowner owed $80,000 in back taxes, but we were able to work with the IRS to release the lien as part of the sale process. It took some paperwork, but it got done.

Mechanic's Liens

These are liens filed by contractors, suppliers, or workers who didn't get paid for work done on the property. In Michigan, contractors have up to 90 days after completion of work to file a mechanic's lien. I see these all the time, especially on properties where the previous owner started renovations and ran out of money.

HOA Liens

If your Grand Rapids property is in a homeowners association and you've fallen behind on dues or special assessments, the HOA can place a lien on your property. These can add up fast when you factor in late fees and legal costs.

Judgment Liens

These come from court judgments - maybe a lawsuit, unpaid medical bills, or credit card debt. Once someone gets a judgment against you in Michigan, they can attach it to your real estate.

How These Issues Affect Your Sale

Most traditional buyers can't get financing on a property with title issues. Their lender simply won't approve the loan until the title is clean. This means you're looking at either:

• Paying off all the liens before you can sell (if you have the money)
• Finding a cash buyer who can close despite the title issues
• Letting the property sit on the market while you figure out how to resolve everything

I've seen homeowners spend months and thousands of dollars trying to clear up title issues, only to find out there are more problems hiding underneath. It's exhausting, and honestly, sometimes it's just not worth it.

Your Options in Grand Rapids

Work with the Lienholder

Sometimes you can negotiate with whoever placed the lien. Tax authorities might take a reduced payoff, especially if the property has been vacant or the taxes are really old. Contractors might settle for less if it means they get something rather than nothing.

Sell to a Cash Buyer

This is often the fastest and least stressful option. Cash buyers like HOMESELL USA specialize in properties with title issues. We can often close despite the liens and handle the cleanup as part of the purchase process.

Quit Claim to the Lienholder

In extreme cases where the liens exceed the property value, you might consider quit claiming the property to the lienholder. This isn't always possible, but it's an option in some situations.

The HOMESELL USA Approach

When someone calls me about a Grand Rapids property with title issues, here's what we do:

First, we research the property thoroughly. We pull the title report, check for all liens and judgments, and get a clear picture of what we're dealing with. No surprises.

Then we make an offer based on the property's value minus the cost to clear the title. We handle all the paperwork, negotiate with lienholders, and coordinate the closing. You don't have to deal with lawyers, title companies, or angry contractors.

I had a homeowner in Wyoming (the Grand Rapids suburb, not the state) who had $25,000 in various liens on a house worth about $120,000. We bought it for $85,000, cleared up all the title issues, and she walked away with cash in hand. No stress, no months of paperwork, no dealing with multiple attorneys.

What to Do Right Now

If you think your Grand Rapids property might have title issues, don't panic. Start by getting a copy of your property's title report. You can request this from any title company, or sometimes find basic lien information on the Kent County website.

Make a list of everything you find: tax liens, mechanic's liens, judgments, HOA liens - everything. Then start making some phone calls to understand what you're really dealing with.

Remember, every situation is different. What works for one property might not work for another. But there are always options, even when it feels like you're stuck.

Whether you end up working with us at HOMESELL USA or find another solution, the key is to get accurate information and understand your options. Don't let title issues scare you into doing nothing. I've helped thousands of homeowners work through these exact situations, and there's almost always a path forward.

If any of this sounds like your situation, give Uncle Charles a call. No pressure, no judgment - just straight answers about what you're dealing with and what your options really are. Sometimes a 15-minute conversation can save you months of headaches.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Grand Rapids house if it has a tax lien?

Yes, you can sell a house with a tax lien. The lien will typically need to be paid at closing from the sale proceeds, or you can work with a cash buyer who specializes in properties with title issues. Sometimes tax authorities will negotiate for less than the full amount owed.

How do I find out if there are liens on my Grand Rapids property?

You can request a title report from any title company, check Kent County's online records, or contact a real estate professional. A comprehensive title search will reveal all liens, judgments, and other title issues attached to your property.

Will a mechanic's lien prevent me from selling my house?

A mechanic's lien won't prevent you from selling, but it will need to be addressed before or during the sale. Traditional buyers with financing typically can't close until the lien is resolved, but cash buyers can often purchase despite these issues.

Can HOA liens be negotiated in Grand Rapids?

Sometimes. HOA liens for unpaid dues and assessments can sometimes be negotiated, especially if there are valid disputes about the charges. However, legitimate HOA liens typically need to be paid to clear the title for sale.

How long do liens stay on a property in Michigan?

It depends on the type of lien. Tax liens can remain until paid, mechanic's liens in Michigan are valid for one year unless renewed, and judgment liens typically last for 10 years but can be renewed. IRS liens can remain for 10 years or until the tax debt is satisfied.