Key Takeaways

Key Takeaways Title issues don't make your Warren house unsellable — they just require different strategies than traditional sales Most liens get paid from sale proceeds — you don't need cash upfront to resolve them if you have equity in your property Selling as-is to investors is often faster and less stressful — especially for complicated title situations or when you need to close quickly Every situation is unique — get professional advice specific to your liens, property value, and timeline before making decisions

Stuck With Title Issues in Warren, Michigan? Here's How to Still Sell Your House

Look, I get calls every week from homeowners in Warren who think they're completely stuck. "Uncle Charles," they say, "I've got an IRS lien on my house" or "There's a mechanics lien from work I had done three years ago" or "My HOA has a lien for unpaid dues." They think nobody will buy their house. They're wrong.

I've been buying houses with title problems for over two decades, and I've seen every messy situation you can imagine. Warren's housing market has been through a lot — from the automotive industry struggles to the recent recovery — and plenty of properties have picked up liens, judgments, and other title issues along the way.

Here's the deal: title issues don't make your house unsellable. They just make it harder to sell the traditional way. But there are options, and I'm going to walk you through exactly what you're dealing with and how to handle it.

What Are Title Issues and Why Do They Matter?

Your property title is basically the legal proof that you own your house. When there are "clouds" on the title — things like liens, judgments, or unresolved legal claims — it means other people or organizations have a legal interest in your property too.

Think of it like this: if you owe money to someone and they've put a lien on your house, they get paid before you do when the house sells. The title company won't let a sale go through until these issues are resolved because the new buyer needs a "clean" title.

In Warren, I see these title problems all the time:

IRS and State Tax Liens

These are the big scary ones. When you owe back taxes to the IRS or the state of Michigan, they can put a lien on your property. The good news? Tax liens usually get paid off at closing from your proceeds. The bad news? If you owe more than your house is worth, you're in a tougher spot.

I had a homeowner in Warren last month who owed $45,000 to the IRS. His house was worth about $120,000, so after paying off his mortgage and the tax lien, he still walked away with money in his pocket. It worked out fine.

HOA Liens

Homeowners association liens happen when you fall behind on dues or special assessments. In Warren's newer subdivisions and condo complexes, these can add up fast. The amounts are usually smaller than tax liens, but they still need to be resolved.

Mechanics Liens

Contractors, subcontractors, or material suppliers can file mechanics liens if they didn't get paid for work on your property. These expire in Michigan after one year if not enforced, but active ones need to be dealt with.

Judgment Liens

If someone sued you and won, they might have put a judgment lien on your property. Medical bills, credit card debt, personal lawsuits — these can all turn into judgment liens.

Municipal Liens

Cities can put liens on properties for unpaid water bills, code violation fines, or property maintenance costs. Warren has been pretty aggressive about code enforcement in some neighborhoods, so these municipal liens aren't uncommon.

The Traditional Route: Title Companies and Attorneys

If you want to sell through a realtor or to a traditional buyer, you'll need to clear these title issues first. Here's what that usually involves:

Title Search: A title company will research your property's history and identify all liens and claims. This costs $300-500 in the Warren area.

Lien Negotiations: Sometimes you can negotiate with lien holders to accept less than the full amount owed. This works better with some types of liens than others.

Payoffs: Most liens get paid off at closing from your sale proceeds. The title company handles this automatically.

Legal Help: For complicated situations, you might need a real estate attorney. Good ones in Macomb County usually charge $200-400 per hour.

This process can take 30-90 days and sometimes longer. If you're facing foreclosure or need to sell quickly, traditional routes might be too slow.

The Investor Route: Selling As-Is With Title Problems

Here's where companies like HOMESELL USA come in. We buy houses with title problems every day. We have the experience, resources, and patience to deal with messy situations that would scare away regular buyers.

When we evaluate a property with title issues, we:

• Research all the liens and claims
• Calculate what it'll cost to clear the title
• Factor those costs into our offer
• Handle all the lien negotiations and payoffs ourselves
• Close fast — usually within 7-14 days

You don't pay any fees, commissions, or title clearing costs. We take care of everything and give you a net cash offer.

I just closed on a house in Warren two weeks ago where the owner had three different liens totaling $28,000. The house needed work too. We handled all the lien payoffs, bought it as-is, and the seller walked away with $15,000 cash in less than two weeks. She was thrilled.

Warren's Current Market Reality

Warren's housing market has been recovering steadily, with median home values around $140,000 as of early 2026. But here's what the pretty market reports don't tell you: about 15-20% of properties in Warren have some kind of title issue or distressed situation.

The areas around 8 Mile Road, parts of the Centerline border, and some of the older neighborhoods have higher concentrations of properties with problems. These aren't bad neighborhoods — they're just areas where economic pressures have created more situations where homeowners got behind on taxes, had financial difficulties, or dealt with contractor disputes.

Traditional real estate agents often won't even list houses with significant title problems. They don't want the headaches, and they can't guarantee their buyers will be able to get financing for a property with clouded title.

Your Options: What Makes Sense for Your Situation

Whether you should try to clear the title issues yourself or sell as-is depends on your specific situation:

Clear the Title First If:

• The liens are small compared to your property value
• You have time to wait 60-90 days for the process
• You want to maximize your sale price
• You can afford the upfront costs for attorneys and title work

Sell As-Is If:

• You need to sell quickly
• The liens are complicated or substantial
• You don't want the stress and uncertainty of negotiations
• You can't afford the upfront costs to clear title
• You're facing foreclosure or other time pressures

Red Flags and Scams to Avoid

Unfortunately, people with title problems are targets for scams. Here's what to watch out for:

Title Clearing Scams: Companies that want large upfront fees to "clear your title" but don't actually resolve anything.

Deed Transfer Scams: People who want you to sign over your deed "temporarily" while they handle the liens. Never do this.

Too-Good-To-Be-True Offers: If someone offers you full market value for a house with serious title problems, be suspicious.

Legitimate buyers like HOMESELL USA will always be transparent about how we calculate our offers and what we'll handle for you.

The Bottom Line for Warren Homeowners

Look, title issues are stressful, but they're not the end of the world. I've helped hundreds of Warren homeowners get out from under properties with liens, judgments, and other title problems. Whether you work with us or find another solution, the key is to get accurate information and not panic.

Every situation is different. Maybe your liens are small enough that it makes sense to clear them and sell traditionally. Maybe you're better off selling as-is to an investor. The important thing is understanding your options.

If any of this sounds like your situation in Warren, give Uncle Charles a call. I'll look at your specific circumstances, explain exactly what you're dealing with, and give you straight answers about your options. No pressure, no judgment — just the truth about what you can expect and how to move forward.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Warren house if there's an IRS lien on it?

Yes, absolutely. IRS liens get paid off at closing from your sale proceeds. As long as you have equity above the lien amount (plus your mortgage), you can sell. If you owe more than the house is worth, there are still options, but they're more complicated.

How long does it take to clear title issues in Michigan?

It depends on the type and complexity of the issues. Simple liens might be resolved in 30 days, while complicated situations with multiple liens or legal disputes can take 60-90 days or longer. Selling to an investor who handles title issues can close in 7-14 days.

What happens if I just ignore liens on my property?

Liens don't go away by ignoring them. Tax liens can lead to foreclosure, and other lienholders can force a sale of your property. It's always better to address them proactively, either by paying them off, negotiating settlements, or selling to someone who will handle them.

Are there any liens that can't be paid off at closing?

Most liens can be satisfied at closing, but some situations are trickier. Disputed mechanics liens, liens with unclear amounts, or situations where the total liens exceed the property value require special handling. Experienced investors know how to navigate these complex situations.

How much does it cost to hire an attorney for title issues in Warren?

Real estate attorneys in the Warren/Macomb County area typically charge $200-400 per hour. Simple lien resolution might cost $500-1,500, while complex cases can run $3,000-5,000 or more. When you sell to an investor, they handle all legal costs as part of the transaction.