Delinquent property taxes do not have to end in a sheriff sale. We buy tax lien properties across SW Ohio, handle the back taxes at closing, and put cash in your pocket. No judgment. No runaround.
Back taxes are paid from the sale proceeds. You keep the rest.
No obligation. Free offer in 24 hours. Your info is private.
Back taxes are paid at closing — you never have to come up with the money yourself.
Call or fill out the form. Share the address and how far behind you are on taxes. No judgment — we specialize in exactly this situation and have helped dozens of homeowners in the same position.
Preston pulls the exact tax balance from the county treasurer, checks for any tax lien certificates, and evaluates the property using local market data. He presents a clear offer showing the tax payoff, any other liens, and what you net.
At closing, the title company pays the back taxes directly to the county from the sale proceeds. You receive the remaining balance in cash. The tax debt is gone. Your record is clean. Close in as few as 7 days.
Whether you are one year behind or five, there are options. Here are the situations we see most often.
The penalties and interest are adding up but foreclosure has not started yet. This is the ideal time to act. You still have full control over the sale and maximum equity in the property. A fast cash sale clears the debt and puts money in your pocket.
An investor bought the tax lien certificate at auction and is now earning 18% interest on your unpaid taxes. The clock is ticking toward potential foreclosure by the certificate holder. We can close quickly to pay off the lien certificate, penalties, and interest before foreclosure proceedings begin.
The county or a lien holder has filed a foreclosure action. You may have received court papers. Time is critical but a sale is usually still possible before the court orders the property sold. We move fast to close before the foreclosure is finalized.
You inherited a property and the previous owner was behind on taxes. Now the taxes are in your name and the debt keeps growing. You did not create this problem but you are responsible for it. Selling the property clears the tax debt from the estate proceeds.
You own a property you do not live in — maybe a former rental, a house you moved out of, or one you inherited. Every year the tax bill grows and the property deteriorates. A cash sale stops the bleeding and turns a liability into cash.
Tax liens, mortgage, judgment liens, Medicaid liens — when multiple debts are stacked on a property, the situation feels impossible. Resolving complex title and lien situations is our specialty. We untangle the debts and find a path to closing.
If your property is scheduled for a county tax sale or sheriff sale, act now. We can close in as few as 7 days — before the auction happens and you lose your equity.
Call (937) 907-1743 Get Cash OfferProperty taxes in Ohio are collected at the county level, and every county in southwest Ohio follows the same general enforcement pattern — though the speed of enforcement varies. Montgomery County and Hamilton County tend to move faster on delinquent accounts than smaller counties like Clark or Clermont. Regardless of the county, the penalties and interest start accumulating from the first missed payment, and the longer you wait, the more expensive the problem becomes.
Here is how the timeline typically unfolds for Ohio property tax delinquency:
The critical point: at every stage of this timeline, you can still sell the property. The back taxes, penalties, interest, and any lien certificate payoffs are all handled at closing from the sale proceeds. You do not need to come up with the money yourself. But the longer you wait, the more the penalties accumulate and the closer you get to losing the property entirely at auction.
When you sell a property with delinquent taxes — whether to us or to any buyer — the title company pulls a tax certification from the county treasurer. This document shows the exact amount owed: base taxes, penalties, interest, and any lien certificate payoffs. At closing, the title company deducts this amount from the sale proceeds and wires the payment directly to the county treasurer. The tax lien is released, the title transfers clean to the buyer, and you receive the remaining balance.
For example, if your property is worth $140,000, you owe $18,000 in back taxes and penalties, and our cash offer is $105,000, here is how the closing looks: $105,000 sale price minus $18,000 tax payoff equals $87,000 to you. Preston shows you this exact breakdown before you commit to anything. No surprises at the closing table.
We will pull your exact tax balance from the county and show you what you would walk away with. No obligation, no pressure.
Get My Cash Offer (937) 907-1743Many homeowners who fall behind on taxes simply stop opening the envelopes. The problem feels overwhelming and the penalties keep growing, which makes it feel even more impossible. This is understandable but dangerous. Ignoring tax delinquency does not stop the enforcement process — it accelerates it. The county does not need your cooperation to sell tax lien certificates or file foreclosure. The legal process moves forward whether you engage with it or not.
The most common outcome we see is homeowners who are 3 to 4 years behind on taxes, owing $10,000 to $25,000 in back taxes and penalties on a property worth $80,000 to $200,000. They still have significant equity — often $60,000 to $150,000 or more — but they feel stuck because they cannot afford to pay the tax bill. What they do not realize is that selling the property clears the tax debt from the sale proceeds. They walk away with cash instead of losing the property at auction for a fraction of its value.
Preston Hillard is a licensed Ohio Realtor with eXp Realty and an experienced cash home buyer based in Centerville. His specialty is complicated title situations — tax liens, Medicaid liens, judgment liens, probate issues, and ownership disputes. These are the deals that most real estate agents and cash buyers will not touch because they require expertise in title resolution that goes beyond a standard transaction.
For tax delinquent properties specifically, Preston works directly with county treasurers across all seven target counties — Montgomery, Hamilton, Butler, Warren, Greene, Clark, and Clermont — to verify exact payoff amounts, negotiate payment timelines, and ensure clean title transfer at closing. He understands the nuances of Ohio's tax enforcement process and how each county handles delinquent accounts differently.
If your situation is complex — multiple years of delinquency, additional liens on the property, an estate or probate complication, or a pending foreclosure — that is exactly the kind of deal we handle best. Most cash buyers run from complexity. We run toward it because solving the problem is how we create value for both parties.
Whether your tax delinquent property is in Dayton, Cincinnati, Middletown, Springfield, Xenia, or any community across southwest Ohio, we will make a fair cash offer and close on your timeline. If the property has enough equity that listing on the open market would net you significantly more even after paying the taxes, commissions, and carrying costs, Preston will tell you that. The goal is the best outcome for your situation.
Common questions from Ohio homeowners with delinquent property taxes.
Every month you wait, the penalties and interest increase. Get a free, no-obligation cash offer and find out what you would net after the tax payoff.
Get My Cash Offer (937) 907-1743Get a fair, no-obligation cash offer within 24 hours. Back taxes handled at closing. Call Preston directly or fill out the form.