Sell Your House with a Tax Lien in Indiana
A tax lien on your Indiana home doesn't have to prevent a sale — it just needs to be paid off at closing. Whether you have delinquent property taxes, an IRS federal tax lien, or an Indiana state tax lien, Bartolini Cash Buyers can make a cash offer and close quickly, with the title company handling all lien payoffs at closing.
Indiana Property Tax Liens and Tax Sales
Indiana's property tax system (IC 6-1.1) creates a lien on real property for unpaid taxes. If property taxes remain unpaid for more than a year, the county treasurer can sell a tax lien certificate at a tax sale (IC 6-1.1-24). The property owner has a redemption period (typically 1 year) to pay the delinquent taxes plus interest and penalties. If the owner fails to redeem, the tax lien certificate holder can petition for a tax deed (IC 6-1.1-25). Selling before the redemption period expires is critical to preserving your equity.
Federal IRS Tax Liens on Indiana Property
The IRS files federal tax liens (IRC Section 6321) against all property of a taxpayer who owes federal taxes. A federal tax lien attaches to your Indiana real property and must be paid at closing. The IRS can also levy (seize) your property to satisfy the debt. Selling before the IRS levies your property gives you control over the proceeds and the timeline. The title company will contact the IRS to obtain a payoff amount and release the lien at closing.
Indiana State Tax Liens
Indiana's Department of Revenue (IC 6-8.1-8) can file state tax liens for unpaid income taxes, sales taxes, or other state tax obligations. Like federal tax liens, Indiana state tax liens attach to your real property and must be paid at closing. The title company will identify all state tax liens during the title search and obtain payoff amounts before closing.
How Liens Are Paid Off at Closing
Under IC 32-21-1, all Indiana real estate transactions close at a licensed title company. The title company conducts a comprehensive title search, identifies all liens (property tax, IRS, state tax, judgment liens), and obtains payoff amounts from each lienholder. At closing, the title company pays off all liens from the sale proceeds in priority order. You receive the remaining equity after all liens and your mortgage are paid. No agent commissions, no closing costs charged to you.
Selling with Multiple Liens
Multiple liens do not prevent a sale — they just need to be paid off at closing. As long as the sale price covers the total liens and mortgage balance, you can close without any out-of-pocket costs. If the total liens exceed the property value, a short sale (with lender approval) may be an option. Bartolini Cash Buyers has experience working with properties that have multiple liens throughout Indiana.
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