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Liens, back taxes & title problems
Sell your Tulsa house with liens, back taxes or title problems
Behind on property taxes, a lien you didn't see coming, or a title so tangled nobody wants to touch it? You can usually still sell. For over 25 years we've bought Tulsa-area houses with all kinds of paperwork problems, and in most cases the liens get paid out of the sale at closing, not out of your pocket first.
- Back taxes and liens paid from the sale at closing
- We work with title companies that untangle messy titles
- No repairs, commissions or closing costs
Liens pile up quietly. Then they all show up at once.
A tax bill that slipped during a rough year. A contractor dispute from a job that went sideways. An old judgment you forgot about, or a deed that still has a name on it from a decade ago. None of it feels urgent until you try to sell, and then it all lands on the table at the same time.
That's normal, and it's fixable more often than people think. Our job is to help you figure out what's actually attached to the house, explain your options in plain English, and help you pick the best one. Sometimes that's selling to us. Sometimes it's a payment plan with the county, and we'll tell you so. We help people, not just houses.
Can you sell a house with a lien on it?
Yes. Selling a house with liens on it is common, and the process is more routine than it sounds:
- The title company finds everything. Before closing, they run a title search that turns up recorded liens, judgments and unpaid taxes.
- Each lien gets a payoff amount. The title company contacts each lienholder, or the county, and gets the exact amount to clear it.
- Liens are paid from the sale. At closing, the title company pays them off from the sale proceeds, and you get what's left. You usually don't have to pay them out of pocket first.
- Make sure it's actually yours. Title searches go by name, so a lien for someone with a similar name can show up by mistake. Those can usually be cleared with a little paperwork.
Behind on property taxes in Tulsa County?
You're far from alone, and you have more time and options than you might think. Here's how it generally works here:
- When taxes are due. In Tulsa County, at least half of your property taxes have to be paid before January 1, and the second half before April 1. After that, unpaid taxes pick up interest, costs and fees.
- The June auction. Every year starting the second Monday in June, the Tulsa County Treasurer auctions properties for unpaid property taxes, and for some unpaid city bills like mowing and cleanup. The county typically auctions 475 to 500 properties a year, and each one goes to the highest bidder. A house generally ends up there after its taxes have gone unpaid for several years.
- A possible exemption. Owners who are 65 or older or totally disabled, live in the house, have income below the federal poverty guidelines, and whose house is valued at $180,000 or less may qualify to keep it out of the auction. You have to apply with the Treasurer every year, and the taxes keep adding up while you do.
- Excess proceeds. If the house sells at auction for more than what's owed, the former owner may be able to claim the leftover money. But selling on your own terms before the auction almost always leaves more in your pocket.
You can look up exactly what you owe on the Tulsa County Treasurer's website using your address or parcel number. If you'd rather not, call us and we'll look it up with you. Back taxes, interest and fees are typically paid from the sale at closing.
Liens we see all the time
Here's what usually happens with each one when the house sells.
Property tax liens
Unpaid county property taxes, plus interest and fees. Typically paid first, straight from the sale at closing.
IRS and state tax liens
Federal tax liens, or Oklahoma Tax Commission liens. If the sale covers them, they're paid at closing. If it won't, the IRS has a process to release the lien from the house, called a certificate of discharge. It can take a couple of months, so start early.
Judgment liens
From a lawsuit, credit card debt or medical bills that went to court. In Oklahoma, a judgment lien generally lapses after five years unless the creditor renews it, so some old ones may not be valid anymore. Valid ones are paid at closing, and some creditors will settle for less.
Contractor or mechanic's liens
Filed by a contractor or supplier who says they weren't paid. Oklahoma has strict deadlines for filing and enforcing them, so they're worth having checked. Many get settled or released at closing.
Child support liens
Unpaid child support can become a lien on the house. It's typically paid from the sale proceeds at closing, which can actually get the balance taken care of all at once.
City code and mowing liens
When the City of Tulsa mows, cleans up or fixes a property and the bill goes unpaid, it can become a lien. These are paid at closing. If there are open code violations too, see our page on selling a house with code violations.
HOA liens
Unpaid homeowners association dues, fines or fees. The HOA provides a payoff, and it's paid at closing like the rest.
Second mortgages and home equity loans
A second mortgage or home equity line is a lien too. It's paid off at closing right after the first mortgage. If you're behind on either one, see our page on selling before foreclosure.
Title problems, explained in plain English
A "clean title" just means it's clear who owns the house and nobody else has a claim on it. When it isn't clear, title companies won't insure the sale and most buyers walk away. The most common title problems we see in Tulsa:
- An owner who passed away is still on the deed. This usually takes probate or another court step before the house can sell. See our page on selling an inherited or probate house.
- An ex-spouse is still on the title. Their signature or a court order is usually needed. See our page on selling a house during a divorce.
- Missing or unknown heirs. Someone might have a claim, but nobody knows where they are, or who they are.
- An old mortgage that was paid off but never released. Common and usually fixable with paperwork from the old lender.
- Mistakes in past deeds. Wrong names, a bad legal description, or a deed that was never recorded properly.
What is a quiet title action?
When the records can't be fixed with paperwork alone, a quiet title action is a court case in Oklahoma that settles who owns the property for good. It takes time and usually an attorney, but it can turn a house nobody can sell into one that sells normally. In many cases, we can make an offer and work through the title problem alongside the title company, so you don't have to sort it all out first.
We're not attorneys and this isn't legal advice, but we've worked through a lot of messy titles and liens, and we're glad to walk you through what yours might take. For anything that needs a court, talk to an Oklahoma real estate attorney.
What if the liens add up to more than the house is worth?
It's not automatically a dead end. A few things can change the picture:
- Some liens aren't valid. Expired judgments, liens that belong to someone else, or debts that were already paid can often be cleared.
- Some lienholders will take less. A creditor who's been waiting years may accept a reduced payoff to get paid now.
- The IRS can release the house. A certificate of discharge can let the sale go through even if the IRS lien isn't paid in full.
And sometimes the numbers just don't work. If that's the case, we'll tell you plainly on the first call instead of wasting your time.
How selling a house with liens or back taxes works with us
Four steps, and no obligation at any point.
-
Tell us what you know
Call, text, or fill out the form. Tell us about any liens, back taxes or title issues you know of. "Not sure" is a fine answer.
About 5 minutes -
We look at the house
We see the property in person, and the title company starts pulling the records.
Usually within 24 hours -
You get a written offer
A fair cash offer, in writing, with a plain-English look at what has to be paid at closing.
No obligation to accept -
We close and clear it
We close through a licensed title company. Liens and back taxes get paid from the sale, and you get what's left.
As fast as 14 days once title is clear
Lien, tax and title questions we get a lot
Can you sell a house with a lien on it?
Yes. The title company finds the liens, gets a payoff amount for each one, and pays them out of the sale at closing. You usually don't have to pay them out of pocket first.
Can I sell my house if I'm behind on property taxes?
Yes. Back property taxes, plus interest and fees, are typically paid from the sale at closing. In Tulsa County, selling before the Treasurer's June auction usually means you keep the remaining equity instead of the house going to the highest bidder.
When does Tulsa County auction houses for unpaid taxes?
The Tulsa County Treasurer holds a real estate auction each year starting the second Monday of June for unpaid property taxes and certain special assessments. A house generally ends up there after taxes have gone unpaid for several years, and the county auctions hundreds of properties a year.
Can I sell my house with an IRS lien?
Usually, yes. If the sale brings in enough, the IRS lien is paid at closing like any other. If it won't cover the full amount, the IRS has a process for releasing the lien from that property, called a certificate of discharge, which can take a couple of months. Loop in your tax professional early.
What if the liens add up to more than the house is worth?
It can still work. Some lienholders will accept less than the full amount to get paid now, and some liens turn out to be expired or not yours. Sometimes the numbers just don't work, and we'll tell you that plainly.
How do I find out what liens are on my house?
A title search is the reliable way. You can also check property taxes on the Tulsa County Treasurer's website and look up court judgments on OSCN.net. When we make an offer, the title company runs the full search anyway.
What is a quiet title action?
It's a court case that settles who owns a property when the records are unclear, like missing heirs or old claims that were never cleared. It takes time and usually an attorney, but it can turn a title nobody can sell into one that sells normally.
Do I pay anything out of pocket?
Usually not. Liens and back taxes are typically paid from the sale proceeds at closing, and we don't charge commissions or closing costs.
Am I obligated if I ask for an offer?
Nope. Get our offer, compare it with your other options, sleep on it, or walk away. We won't chase you.
Let's talk it through
No obligation, no pressure. Just a real conversation with one of us about what's attached to the house and what makes sense. Your call.
We buy houses with liens and back taxes across the Tulsa area
- Tulsa
- Broken Arrow
- Owasso
- Sand Springs
- Jenks
- Bixby
- Sapulpa
- Glenpool