Key Takeaways

Key Takeaways Title problems don't make your house unsellable - they just require different selling strategies than traditional MLS listings Cash buyers specialize in lien situations - companies like HOMESELL USA buy subject to liens and handle payoffs at closing Cary's strong market provides equity cushion - with median home values at $647,000, most properties can absorb lien costs and still provide meaningful proceeds Time matters with liens - interest and fees accumulate, so addressing title issues quickly prevents problems from growing larger

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

Look, I get calls every week from homeowners in Cary who think their house is unsellable because of title issues. Just last month, I had a woman call me crying because she found out there was a $15,000 mechanics lien on her property from work the previous owner had done. She thought she was stuck.

Here's the truth: title problems don't make your house worthless. They just make it more complicated to sell through traditional channels. But complicated doesn't mean impossible.

In Cary's current market - where home values have risen 8.2% year-over-year to a median of $647,000 as of February 2026 - there's still significant equity in most properties even after dealing with liens and title issues. The key is knowing your options and working with buyers who understand how to navigate these situations.

The Most Common Title Issues I See in Cary

After helping hundreds of North Carolina homeowners deal with problem properties, I've seen pretty much every title nightmare you can imagine. Here's what shows up most often in the Research Triangle area:

HOA Liens

Cary has tons of planned communities and HOAs. When homeowners fall behind on dues - sometimes just $200-300 - these can snowball into liens of thousands of dollars with legal fees and interest. I had a homeowner in Preston who owed $8,500 on what started as $400 in unpaid dues.

Tax Liens

Wake County is pretty aggressive about collecting property taxes. Miss a few payments and you'll have a tax lien that takes priority over almost everything else. With Cary's property values climbing, even a modest tax lien can be manageable compared to your home's equity.

IRS Liens

These are the scary ones that make people think they can never sell. Federal tax liens attach to all your property, but here's what most people don't know: the IRS often accepts less than the full amount owed if it means they get paid faster through a property sale.

Mechanics Liens

Contractors, landscapers, pool companies - if they weren't paid for work on your house, they can file a mechanics lien. In North Carolina, these are valid for up to three years from the date of last work performed.

Judgment Liens

Lawsuit judgments, credit card companies, medical debt - these can all turn into liens against your property. They don't go away just because you ignore them.

Why Traditional Sales Get Stuck

When you list with a realtor, any title issues have to be completely resolved before closing. The buyer's lender won't fund a mortgage on a property with clouded title. This means:

• You have to pay off all liens upfront (money you might not have)
• You need clear title insurance (impossible with active liens)
• The process can take months while you negotiate with lien holders
• Deals often fall through when buyers get spooked

In Cary's competitive market - where homes typically sell in 18 days - title issues can turn your property into one that sits on the market for months while you sort through legal complications.

How Cash Buyers Handle Title Problems

This is where companies like HOMESELL USA come in. We're not traditional buyers - we're problem solvers. Here's how it works:

We Buy Subject to Liens

Instead of requiring you to clear title before we buy, we calculate the liens into our offer and handle the payoffs at closing. You walk away clean, and we deal with the paperwork.

We Have Title Experts

We work with attorneys and title companies that specialize in complicated transactions. They know how to negotiate with lien holders, structure payoffs, and clear title issues efficiently.

We Close Fast

No waiting for mortgage approvals or worrying about deals falling through. We can often close in 7-14 days, even with title complications.

Real Options for Cary Homeowners

You've got several paths forward, depending on your situation:

Option 1: Pay Off Liens and Sell Traditionally

If you have the cash and equity makes sense, this might work. With Cary's strong market, you might net more after paying realtor commissions and holding costs. But only if you can afford to pay the liens upfront.

Option 2: Negotiate with Lien Holders

Many lien holders will accept less than full payment, especially for older debts. Tax liens sometimes have redemption periods, and the IRS has settlement programs. This takes time and expertise.

Option 3: Sell to a Cash Buyer

Companies like HOMESELL USA buy houses with title problems regularly. We factor the liens into our offer, handle the payoffs, and you get certainty. You might net less than a perfect traditional sale, but you avoid months of complications and uncertainty.

What Your Cary House Is Actually Worth (With Liens)

Here's the math that matters: your home's market value minus all liens and selling costs equals your net proceeds. In today's Cary market, even houses with significant title issues often have substantial equity.

For example: if your house would sell for $500,000 in perfect condition, but you have $25,000 in various liens, you're not looking at a $475,000 house. You're looking at a house that needs expert handling to unlock that equity.

The Uncle Charles Approach

When someone calls HOMESELL USA about a house with title problems, here's what we do:

1. Title Research: We pull the complete title history and identify every issue
2. Lien Analysis: We contact lien holders to understand payoff amounts and negotiation possibilities
3. Market Evaluation: We determine fair market value based on Cary's current conditions
4. Net Calculation: We show you exactly what you'd walk away with after all liens and costs
5. Multiple Options: We present different scenarios so you can make the best decision for your situation

Whether you sell to us or someone else, you deserve to know all your options. I've seen too many Cary homeowners think they're stuck when they actually have good choices available.

Time Matters With Title Issues

Here's something important: liens don't get better with time. Interest accrues, legal fees pile up, and some liens can lead to foreclosure or forced sales. If you're dealing with title problems on your Cary property, don't wait hoping they'll resolve themselves.

The good news is that North Carolina law provides several protections for homeowners, and Cary's strong real estate market means most properties have enough equity to handle lien issues and still provide meaningful proceeds to sellers.

I had a homeowner in Cary last year who thought a $30,000 IRS lien meant he'd lose his house. We were able to negotiate the lien down to $18,000, buy his house for fair value, and he walked away with over $200,000 in proceeds. Sometimes the solution is simpler than the problem looks.

If you're dealing with liens, judgments, or other title issues on your Cary property, give Uncle Charles a call. No pressure, no judgment - just straight answers about what your options really are. You might be surprised how solvable these problems can be with the right approach.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Cary house if it has an HOA lien?

Absolutely. HOA liens are very common in Cary's planned communities and don't prevent a sale. Cash buyers like HOMESELL USA regularly handle HOA lien payoffs at closing. The lien amount is factored into the purchase offer, and you walk away clean.

Will an IRS lien prevent me from selling my house?

No, but it complicates traditional sales since mortgage lenders won't fund loans on properties with federal tax liens. However, the IRS often accepts negotiated settlements when it means faster payment through a property sale. Cash buyers can structure deals that satisfy the IRS and still provide you with proceeds.

How long do mechanics liens last in North Carolina?

In North Carolina, mechanics liens are valid for three years from the date of the last work performed. However, contractors must file the lien within 120 days of their last work. Even active mechanics liens don't prevent sales - they just need to be addressed at closing.

Do I have to pay off all liens before listing my house?

For traditional MLS sales, yes - lenders require clear title. But cash buyers can purchase subject to liens and handle payoffs at closing. This is often much easier and faster than trying to resolve title issues before putting your house on the market.

What's my house worth with title problems?

Your net value is market value minus all liens and selling costs. In Cary's strong market (median $647,000 as of February 2026), most properties retain substantial equity even with significant title issues. A professional evaluation considers all factors to determine your actual net proceeds.