Propcash buys houses with open violations, liens, and unpaid property taxes in all 50 states. Nothing gets fixed or paid up front, and liens and back taxes are typically settled from the proceeds at closing. We deal with the complications.
It's 100% free and there's no obligation. No spam or marketing.
A code violation usually starts small: a roof the county wants repaired, a porch that failed inspection, a yard that drew a complaint. Then the process takes over. A letter sets a re-inspection deadline, the deadline arrives before the money does, and in many cities the fines keep accruing while the file stays open. Left long enough, unpaid fines and unpaid property taxes can attach to the house as liens.
None of that says anything about you. Houses fall behind for ordinary reasons: a repair bill that outran the budget, an illness, a house inherited in rougher shape than anyone knew. The fines and liens are attached to the house, so selling the house is usually how they get resolved.
That's the sale we make simple. We buy the house exactly as it sits, open file and all, and the title company handles the complications rather than you.
It's the same process we use everywhere, with the paperwork problems folded in. You answer a few questions once, and the payoffs and title work get handled from there.
Share the address, the condition, and what the city or county has sent you. It takes a few minutes, and there's no obligation.
We build it from recent local sales, account for the violations, liens, or back taxes, and show you how we got to our number. Our offers don't expire.
The title company runs a title search and confirms payoff amounts. Liens and back taxes are typically paid from the proceeds at closing, and you pick the date.
Generally, yes. In most cases, open code violations don't stop a sale to a cash buyer, because they don't usually prevent title from transferring. What they tend to stop is a normal listing.
Listing agents often ask for violations to be cured first, and many buyers' lenders won't finance a house with open repair orders, so financed deals can collapse late.
Even when a listed sale holds together, it typically costs sellers 5 to 6 percent in commissions plus 2 to 3 percent in closing costs and takes 30 to 60 or more days (National Association of Realtors).
We make our offer with the violations, liens, and back taxes in view from the start, so nothing surfaces late. There's no lender to approve the condition, and no repair contingency to renegotiate.
The title company requests written payoffs, and the open items are typically settled from the proceeds at closing. After that, the violations are ours to cure.
Unpaid property taxes usually get paid from the proceeds at closing, the same way a mortgage payoff works. Tax liens follow a similar path, though redemption rules and deadlines vary by state and county.
Discretion is part of how we work. No sign in the yard, no open houses, and no strangers walking through the house. Nobody on your street needs to know anything happened beyond a change of ownership. If you'd rather handle everything by phone and email, that works.
One honest note on fit. If the violations are minor or cheap to close out and you have the time, listing with an agent may net you more. If that's what we see, we'll say so and point you to a local agent who fits. What a cash sale offers is one closing that resolves the whole file.
We are not attorneys or tax advisors, and nothing on this page is legal or tax advice. Lien priority, redemption periods, and code enforcement procedures vary by state and county. Consult a professional about your specific situation.
In most sales, the liens don't follow you. They're paid from the sale proceeds at closing, in order of priority, through the title company. That covers the mortgage, tax liens, attached municipal fines, utility liens, and recorded judgments in most cases.
The mechanics are steadier than the letters make them feel. The title search surfaces everything recorded against the house, each lienholder confirms a payoff in writing, and at closing the title company pays those off first and releases what remains to you.
A general overview, not legal advice. Order and process vary by state and lien type.
A house with an open file deserves a number you can check. We show the reasoning, including how the complications were counted, so you can verify everything yourself.
Recent sales of houses near yours set the baseline. Public data you can check independently.
Condition, needed repairs, and the violations, liens, and back taxes, itemized so you can see how each factored in.
You see the reasoning, ask anything, and take your time. If the offer doesn't work for you, walk away. No fees either way.
Generally, yes. A house with liens, code violations, or unpaid property taxes can be sold to a direct cash homebuyer like Propcash. At closing, the title company typically pays the liens and back taxes from the sale proceeds, the open violations transfer with the house, and the seller pays no fees or commissions.
Lien priority, redemption periods, and code enforcement run on state and county rules. We buy houses in all 50 states, and these are a few of our most active markets. If the county is moving toward a tax sale, our Georgia property tax sale guide and Michigan property tax foreclosure guide walk through how those timelines work.
Nashville, Memphis, Knoxville
Dallas-Fort Worth, Houston, San Antonio
Tampa Bay, Orlando, Jacksonville
Atlanta, Savannah, Augusta
Detroit, Grand Rapids, Ann Arbor
Find your market
Violations rarely travel alone. If the house has been sitting empty and collecting citations, see selling a vacant house. If the letters point at repairs you can't fund, see how we buy houses that need major repairs. And if this page doesn't quite fit, browse every situation we buy in.
Generally, yes. Open code violations don't prevent a cash sale in most cases. We buy the house as it sits, violations included, and the title company handles the open items through closing. You don't fix anything first, and you don't wait for the city to close the file.
In most sales, the liens are paid from your proceeds at closing. The title company confirms a written payoff for each lien and pays them in order of priority before releasing the remaining funds to you. You typically don't pay anything out of pocket ahead of closing, though details vary by state and lien type.
Often, yes. Unpaid property taxes are usually settled from the sale proceeds at closing, the same way a mortgage payoff works. If the county has already started a tax sale process, timelines matter more and rules vary widely by state, so it helps to talk to us and to a local professional early.
No. The violations are already on record with the city or county, which is how the letters found you. We don't add to your trouble, and we don't involve your neighbors. We look at the house, make you an offer, and work through the open items with the title company.
It depends on the real numbers, and those are worth confirming. Payoffs can differ from what the letters suggest, and some fines and municipal liens can be reduced during the sale process. We'll look at the full picture with you, and if a sale can't clear everything, we'll tell you plainly.
No. We buy houses as-is, which includes open violations, expired permits, and repair orders. The open items are factored into our offer, and after closing they're our responsibility. Nothing has to be repaired first, and nobody will walk through the house passing judgment.
Often in as few as 7 days once payoff amounts are confirmed, since a cash sale skips lender approvals. Title work with several liens can take longer, and timelines vary by state and county. If you don't need speed, that's fine too. Our offers don't expire, and you pick the closing date.
Tell us about the house and what the city has sent you. We'll make one cash offer based on local market data, show you how the complications were counted, and let you set the pace. No repairs, no fees, and no judgment.
It's 100% free. No obligation, and no spam or marketing ever.
The Propcash Promise: our offer stands, we follow up on your schedule, and if a cash sale isn't your best move, we'll tell you.
