Key Takeaways

Key Takeaways Title issues don't make your Cary house unsellable — tax liens, HOA liens, mechanics liens, IRS liens, and judgments can all be resolved at closing with the right buyer Cash buyers handle the complexity — companies like HOMESELL USA factor lien amounts into offers and coordinate payoffs, so you don't have to resolve issues before selling Time and money matter — liens accrue interest and penalties over time, so addressing title problems sooner rather than later saves money and stress Every lien has different rules — tax liens take priority, HOA liens include fees and costs, IRS liens can be negotiated, and judgment liens earn 8% annual interest in North Carolina

Selling Your Cary, NC House with Title Issues: Liens Don't Have to Stop You

Look, I've been buying problem properties across North Carolina for years, and I get calls from Cary homeowners every week who think their house is unsellable because of title issues. They've got liens piled up, judgments from years ago, or the IRS breathing down their neck. Here's what I tell them: every property is sellable — you just need to know how to handle it.

Cary's real estate market is still moving strong in 2026. The median home price hit $585,000 last month, and properties are selling fast when they're clean. But what happens when your property isn't clean? When you've got liens, judgments, or other title problems clouding up the works?

That's where guys like me come in. At HOMESELL USA, we specialize in exactly these situations. I've seen every kind of title mess you can imagine, and I'm going to walk you through what each one means and how to deal with it.

The Most Common Title Issues I See in Cary

After handling hundreds of distressed properties in Wake County, here are the title problems that show up most often:

1. Tax Liens

Property taxes in Cary aren't cheap — the current rate is about 0.99% of assessed value. On a $500,000 house, that's nearly $5,000 a year. When people fall behind, Wake County doesn't mess around. They'll slap a tax lien on your property faster than you can say "Research Triangle."

I had a homeowner call me last month whose ex-husband was supposed to pay the property taxes after their divorce. He didn't. Three years of unpaid taxes later, she's got a $18,000 lien and Wake County is threatening foreclosure. The good news? Tax liens are usually the easiest to handle because they're straightforward — pay the amount owed plus interest and penalties, and you're clear.

2. HOA Liens

Cary's got some beautiful planned communities — places like Preston, MacGregor Downs, and Lochmere. But HOA dues in these neighborhoods can run $200-500 a month or more. Fall behind, and that HOA will file a lien faster than you can blink.

What makes HOA liens tricky is they often include attorney fees, late charges, and collection costs on top of the unpaid dues. A $2,000 debt can balloon to $8,000 real quick once the lawyers get involved.

3. Mechanics Liens

With all the home renovations happening in Cary's older neighborhoods like Chatham Woods and Brier Creek, mechanics liens are becoming more common. A contractor does work, doesn't get paid, and files a lien. Under North Carolina law, they've got 120 days from the last day of work to file it.

The tricky part with mechanics liens is sometimes homeowners don't even know they exist. Your general contractor might not have paid his subcontractors, and boom — you've got liens filed against your property for work you thought was already paid for.

4. IRS Tax Liens

Federal tax liens are the 800-pound gorilla of title issues. The IRS doesn't play games. When they file a lien, it attaches to everything you own, including your Cary home. These liens show up on your credit report and make selling through traditional channels nearly impossible.

But here's something most people don't know: the IRS actually wants to get paid, and they're often willing to work with you if there's a sale in progress. They have programs like lien subordination and discharge that can help facilitate a sale.

5. Judgment Liens

Somebody sued you and won. Maybe it was a credit card company, a former business partner, or that fender-bender from five years ago. Once they get a judgment, they can file it as a lien against your property in Wake County.

Judgment liens in North Carolina are good for 10 years and can be renewed. They earn 8% interest annually, so they grow over time. I've seen old judgments that started at $5,000 turn into $15,000 problems.

Why Traditional Sales Don't Work with Title Issues

Here's the reality: when you've got liens or title problems, the traditional real estate market isn't set up to help you. Realtors want clean, easy listings that sell fast with no headaches. Buyers getting conventional mortgages can't close with title issues — their lender won't allow it.

Even in Cary's strong market, where homes typically sell in 15-25 days, a property with title issues can sit for months or never sell at all through traditional channels. The carrying costs pile up, the liens keep growing with interest, and homeowners get more stressed by the day.

How We Handle Title Issues at HOMESELL USA

When I buy a house with title problems, here's typically how it works:

We do the title research upfront. My team pulls the full title history and identifies every lien, judgment, or issue that needs to be resolved. We know what we're dealing with before we make an offer.

We factor the liens into our offer. If your house would be worth $400,000 clean but has $50,000 in liens, we account for that in our cash offer. You know exactly what you'll net after everything's paid off.

We handle the resolution process. Our title company contacts all the lienholders, negotiates payoffs, and coordinates the releases. You don't have to make 20 phone calls to the IRS or argue with HOA lawyers.

We close fast. Because we're paying cash and handling the title issues ourselves, we can typically close in 10-14 days once everything's negotiated. No waiting months for a traditional buyer who might walk away when they discover the problems.

Recent Success Stories from Cary

Last fall, I helped a family in Southwest Cary whose father had passed away. The house had been in probate for two years, with $35,000 in unpaid property taxes, $12,000 in HOA liens, and a mechanics lien from a roofing contractor. The traditional real estate agents they talked to all said they'd need to resolve everything before listing.

We bought the house as-is, handled all the lien resolutions at closing, and the family walked away with $180,000 in cash after everything was paid off. No stress, no months of running around to different offices, no uncertainty.

What You Need to Know Before You Sell

Whether you sell to HOMESELL USA or find another solution, here's what you need to understand about selling with title issues in North Carolina:

Get a title search done first. You need to know exactly what liens exist and how much they're for. Some liens might be old enough to be unenforceable, or there might be errors in the public records.

Understand lien priority. Not all liens are equal. Property tax liens and IRS liens typically take priority over other debts. This affects how much money is left for you after closing.

Know your negotiation options. Many lienholders will accept less than the full amount owed, especially if the alternative is getting nothing in a foreclosure. This is called a "settlement" or "compromise."

Time matters. Interest keeps accruing on most liens, and some have deadlines for enforcement. The longer you wait, the more expensive the problem becomes.

The Bottom Line on Cary Title Issues

Look, having liens or title problems on your Cary property isn't the end of the world. Yes, it complicates things. Yes, it affects your net proceeds. But it doesn't make your house unsellable.

The key is working with someone who understands how to navigate these issues and has the experience to get deals closed. At HOMESELL USA, we've been handling complicated title situations for years. We know which liens can be negotiated down, which ones have to be paid in full, and how to structure deals that work for everyone.

Every situation is different, and every property has its own unique challenges. But I've yet to see a title issue that can't be resolved with the right approach and enough patience.

If you're dealing with liens, judgments, or other title problems on your Cary property, give Uncle Charles a call. No pressure, no judgment — just straight answers about what your options are and what you can realistically expect. Sometimes the solution is simpler than you think.

Frequently Asked Questions

Frequently Asked Questions

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

Yes, absolutely. Tax liens are actually among the easiest title issues to resolve. The lien amount is clearly defined, and Wake County will provide a payoff amount that's good for a specific period. We handle tax lien payoffs at closing all the time — you don't need to pay them off before selling.

What happens if I have multiple liens on my property?

Multiple liens just mean more paperwork, but they don't make a property unsellable. We'll research all the liens, contact each lienholder for payoff amounts, and factor the total into our offer. The title company coordinates paying everyone off at closing in the correct priority order.

Can the IRS stop me from selling my house?

The IRS generally won't stop a sale — they want to get paid, and a sale is often their best chance to collect. In fact, they have programs specifically designed to facilitate real estate sales when there's a federal tax lien. We work with IRS-approved title companies who handle these transactions regularly.

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

With a cash buyer like HOMESELL USA, typically 10-14 days once we have clear payoff amounts from all lienholders. Getting those payoff amounts can take a few days to a week, depending on how responsive the lienholders are. It's much faster than trying to resolve everything yourself first.

Will I owe anything out of pocket to sell my house with liens?

Usually not. We structure our cash offers so all liens and closing costs are paid from the sale proceeds. You'll know your exact net amount before signing anything. The only time you might owe money is if the total liens exceed the property value, but we'll tell you that upfront.