Tired of Paying Taxes on Property You Don't Want?
Every year, the tax bill shows up for land and a manufactured home that does nothing for you. No income, no benefit — just another check to write. We buy the property for cash so you can stop the drain.
Property Tax Burden
Property Taxes Don't Care If You Use the Property
Every year you hold a manufactured home you don't want, the tax bill arrives. Then the insurance bill. Then the mowing bill. It adds up to thousands of dollars a year on a property that isn't generating you a dime. We buy homes and land together for cash. Stop paying to own something you don't want.
For many people, the tipping point comes when they sit down and calculate how much they've spent in property taxes over the years on a home and land they don't use, don't want, and get no benefit from. Thousands of dollars, sometimes tens of thousands, just thrown away. That money could have been in your savings account, used for vacations, put toward your actual home, or invested.
The Math Gets Worse Every Year
Property tax assessments can go up even as the home deteriorates. The land value may increase with market conditions. And in Indiana, failing to pay property taxes leads to tax liens, tax sales, and potentially losing the property for pennies on the dollar at a county auction. At that point, you've paid years of taxes and still end up with nothing.
Selling the property to us means you stop the bleeding immediately. No more tax bills. No more insurance premiums. No more maintenance costs. You get cash in your pocket and eliminate a financial drain from your life.
We Buy the Whole Property
We purchase the manufactured home and the land together, as-is, where-is. One deal, one check. Whether the home is in good shape or falling apart, whether the land is one acre or twenty — we buy it all. You sign, you get paid, and the property becomes our responsibility from that day forward.
What If You're Behind on Taxes?
If you have back taxes owed, we can handle that at closing. The unpaid taxes get paid from the sale proceeds before you receive your check. You don't need to catch up on taxes before selling — we take care of it as part of the deal.
- We pay off any back taxes owed at closing
- No need to catch up on taxes before selling
- Tax liens can be cleared as part of the sale
- You stop owing property taxes the day we close
How Indiana Property Taxes Work
In Indiana, property tax bills are issued twice a year. The spring installment is due May 10, and the fall installment is due November 10. Penalties start the very next day if you miss a payment — there's no grace period. The penalty is 10% of the unpaid amount, and interest accrues on top of that. If you're behind on multiple years, the penalties and interest compound and the total owed can grow fast.
The Tax Sale Process — How You Can Lose the Property
After about a year of delinquency, the county treasurer puts your property up for tax sale. At a tax sale, an investor buys a tax lien certificate on your property. You then have a 120-day redemption period under Indiana Code 6-1.1-25 to pay the full amount owed plus the investor's costs. If you don't redeem during that window, the investor can petition for a tax deed and take ownership of your property. You lose the home, the land, and everything on it — all because of unpaid property taxes.
Selling the property before a tax sale ever happens is a much better outcome. You get cash for the property's actual value instead of losing it for the amount of back taxes owed, which is almost always far less than the property is worth.
How We Handle Back Taxes at Closing
If you owe back taxes, you don't need to come up with the money before selling. At closing, the title company calculates exactly what's owed — property taxes, penalties, interest, any liens — and pays it directly from the sale proceeds. The remainder goes to you. You leave the closing table with a clean check and zero obligations to the county. It's handled the same way a mortgage payoff works — the title company does the math, makes the payments, and gives you what's left.
What Are Manufactured Home Property Taxes in Southern Indiana?
Manufactured home property taxes in Southern Indiana vary by county, but most owners pay somewhere between $400 and $1,200 per year for a manufactured home on land. That might not sound like much in a single year, but add it up. Five years at $800 is $4,000. Ten years is $8,000. And that's just the taxes — add insurance ($600-$1,500/year), lawn care, and any minimum utility charges, and you're looking at $1,500 to $3,000 a year in carrying costs for a property that's doing nothing for you.
What Happens If You Just Walk Away
Some people think they can just stop paying taxes and let the county deal with it. That's a bad idea. The taxes don't go away — they keep accruing, with penalties and interest. Tax liens attach to the property, not to you personally — but that doesn't mean you're off the hook. The county can still pursue collection, and a delinquent tax record tied to property you own can affect your ability to get credit, buy another property, or refinance an existing home. Walking away from the property doesn't mean walking away from the obligation. Selling it does.
Stop throwing money away on property taxes for a home and land you don't use. Call or text Roger at (502) 528-7273 and get a free, no-obligation cash offer today.
If you have vacant land without a home, we buy that too. Learn about selling land →
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Real Stories
From Someone Who Was in Your Shoes
“I'd been paying taxes on my parents' old doublewide and three acres for six years after they moved to assisted living. Over $12,000 in property taxes for a place nobody lived in. Roger bought it all in two weeks and I finally stopped that money from going out the door every year. Should have called him years ago.”
Common Questions
Property Tax Burden FAQ
Yes. We handle back taxes at closing. The owed amount is paid from the sale proceeds before you receive your check. You don't need to catch up before selling — we take care of it as part of the transaction.
Tax liens can be resolved at closing. We work with the county and title companies to clear liens as part of the sale process. A tax lien does not prevent us from buying your property.
That depends on your specific property, but consider: if you're paying $1,500-$3,000 per year in taxes on property you don't use, that's $15,000-$30,000 over a decade — money gone with nothing to show for it. Selling puts cash in your pocket AND eliminates future tax liability.
Property taxes are typically prorated at closing. You'll be responsible for taxes up to the closing date, and we cover everything after. The title company handles the math — you don't have to figure anything out.
Similar Situations We Handle
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Sell the property, pocket the cash, and never write another check for land you don't use. It's that simple.