Selling a distressed property in Atlanta
Liens, back taxes, open code violations, major damage or a home that has sat empty can all make a sale more complicated. Dexter Williams, a licensed Georgia REALTOR® with Chapman Hall Realtors, lists homes like these, and on some properties he may also make a direct cash offer himself, disclosed in writing. Here is how to sort out what you are dealing with first.
Common issues and where to start
Back property taxes
Unpaid property taxes are usually paid from the sale proceeds at closing. Ask your county tax commissioner for the current amount owed, including any penalties and interest.
Liens and judgments
Liens (contractor, HOA, judgment or tax liens) generally need to be paid or released for the buyer to get clear title. The closing attorney's title search will show what is recorded.
Code violations or open permits
Ask the city or county code enforcement office what is open and what it will take to close it. Some buyers will take the home with open items; others will not.
Major damage or a long vacancy
Fire, water or storm damage, or a home that has sat empty, can limit which buyers and loans will work. Check with your insurer about coverage before you list.
Behind on the mortgage too? See options if you are behind on your mortgage in Georgia. The home mostly needs repairs? Compare selling as-is with fixing first. Inherited the home? See probate guides by county.
Official county offices
Your county tax commissioner can tell you what property taxes are owed. Your city or county code enforcement office can tell you what violations or permits are open. If you live inside city limits, check with the city as well.
| County | County government (code enforcement, permits) | Tax commissioner |
|---|---|---|
| Carroll County | www.carrollcountyga.gov ↗ | Listed on the county government site |
| Clayton County | www.claytoncountyga.gov ↗ | Listed on the county government site |
| Cobb County | www.cobbcounty.gov ↗ | www.cobbtax.gov ↗ |
| Coweta County | www.coweta.ga.us ↗ | Listed on the county government site |
| DeKalb County | www.dekalbcountyga.gov ↗ | www.dekalbtax.org ↗ |
| Douglas County | www.douglascountyga.gov ↗ | Listed on the county government site |
| Fayette County | www.fayettecountyga.gov ↗ | Listed on the county government site |
| Fulton County | www.fultoncountyga.gov ↗ | www.fultoncountytaxes.org ↗ |
| Gwinnett County | www.gwinnettcounty.com ↗ | www.gwinnetttaxcommissioner.com ↗ |
| Henry County | www.henrycountyga.gov ↗ | Listed on the county government site |
| Paulding County | www.paulding.gov ↗ | Listed on the county government site |
Need major repairs before you list?
With Repair & List, Dexter lists your home at a 1.5% listing-side commission when you hire Estate Solutions LLC for at least $2,500 of pre-listing repairs. Estate Solutions LLC is a separate construction company owned by Dexter, with separate contracts, and you are under no obligation to use it. You can hire any licensed contractor you choose, and commissions are negotiable. Estate Solutions LLC ↗
Dexter is a licensed real estate agent, not an attorney or tax professional. For title, lien or tax questions, talk with a Georgia real estate attorney.
Common questions
Can I sell a house with a lien or back taxes in Georgia?
Usually, yes. Recorded liens and unpaid property taxes are typically paid from the sale proceeds at closing or released before closing, so the buyer gets clear title. The closing attorney handles the title search and payoffs. If the debts are more than the home may sell for, talk with an attorney about your options before you list.
Can I sell a house with code violations?
Often, yes, but it can limit your buyers. Ask the city or county code enforcement office what is open. You can fix the items, sell as-is to a buyer who will take them on, or price the home for the work. Some lenders will not finance a home with open violations.
Is this the same as the House Needs Work page?
No. The House Needs Work page compares selling as-is with fixing first. This page covers the paperwork side of a distressed sale: liens, back taxes, code violations, damage and vacancy.
Will Dexter make a cash offer on a distressed property?
He may on some properties, but there is no promise he will make an offer on or buy any particular home. If he does, he will disclose in writing, and in the purchase contract, that he holds a Georgia real estate license and is buying for his own account. Dexter is a licensed Georgia REALTOR® with Chapman Hall Realtors who lists homes, so he can also show you what a listing could look like.
Does Dexter give legal or tax advice?
No. Dexter is a real estate agent, not an attorney or tax professional. For questions about liens, judgments, title or taxes, talk with a Georgia real estate attorney or a tax professional.
Meet Dexter Williams, REALTOR® in Metro Atlanta
A licensed Georgia REALTOR® with Estate Realty Group at Chapman Hall Realtors®, with 20+ years of construction experience (since 2003). Dexter works with buyers, sellers, off-market and distressed sellers, and investors across metro Atlanta.
Search Georgia MLS listings on this site. Results show active listings from participating brokers.
Video transcript
Buying or selling a home in metro Atlanta? Meet Dexter Williams. A licensed Georgia REALTOR® with Estate Realty Group at Chapman Hall Realtors. He also brings 20+ years of construction experience, since 2003. Dexter works with buyers, sellers, off-market and distressed sellers, and investors, across metro Atlanta. Search every Georgia MLS listing at dexterwilliams.net, or request a free home value estimate. Need repairs before selling? Ask about renovation help. Call or text Dexter today, at (770) 692-1923.
Ask Dexter about your property
Tell Dexter where the property is and what is going on with it. He will follow up to talk through your options.
Dexter Williams, REALTOR®, Estate Realty Group at Chapman Hall Realtors. GA R.E. Lic. #372280.