Behind on Property Taxes?
We'll Buy Your House
Before You Lose It.
Tax default, foreclosure, liens, bad condition — whatever the situation, Erwin and the Semi Homes team buy your house fast, for cash, with zero pressure and zero judgment.
- Cash offer in 24 hours — we pay your back taxes at closing
- Close in as little as 7 days — or on your timeline
- No agents, no commissions, no repairs, no fees
- Veteran-owned · Personal service · 100% private
Get Your No-Obligation Cash Offer
Free · Confidential · Takes 60 seconds
If you've been lying awake at night — calculating how much time you have before the county takes your home — you are not alone. Tax default is one of the most stressful situations a homeowner can face, and most people don't realize they have options until it's too late. We exist so that you have a real way out.
We understand your situation
Life gets complicated.
We've seen it all — and we don't judge.
Tax default is rarely the whole story. More often it's one piece of a bigger picture. Whatever brought you here, we buy through it.
Tax Default & Delinquent Taxes
Once a county tax lien is filed, the auction clock starts. We pay off the outstanding tax balance at closing — you keep whatever equity remains and walk away clean.
Foreclosure & Pre-Foreclosure
A missed mortgage payment here, an unexpected expense there. A cash sale can stop a foreclosure in its tracks — before it destroys your credit and your equity.
Liens, Judgments & Title Issues
IRS liens, mechanic's liens, code violations — we work through complicated title situations that send traditional buyers running. It's what we specialize in.
Property in Bad Shape
Fire damage, roof problems, mold, years of deferred maintenance. You shouldn't have to spend money you don't have to prepare a house for sale. We buy it as-is.
Inherited & Probate Property
Grieving is hard enough without navigating probate court, family disagreements, and a house that needs repairs. We work with estates and we move at your pace.
Divorce, Illness & Life Changes
When life forces a change, a shared property becomes a complicated weight. A fast, private cash sale lets everyone move forward — without prolonging the pain.
Simple. Fast. No pressure.
Your fresh start in
3 simple steps
No agents. No showings. No open houses. Just a straightforward process built around you.
Tell Us About Your Home
Fill out the form or give Erwin a call. Share your address and your situation — takes less than 60 seconds.
Get Your Cash Offer
We review your property and make you a fair, no-obligation cash offer — typically within 24 hours. No games, no lowballs.
Pick Your Closing Date
You choose when to close — as fast as 7 days or on a schedule that works for you. You're in control, not the bank.
Cash in Your Hands
We handle all the paperwork, pay off any back taxes and liens, and wire, mail, or hand deliver your cash. Done.
Real homeowners. Real results.
They were exactly where you are now.
"The most personal service I have ever received. Every step of the process was made easy by Erwin and his team. He made me feel comfortable and confident — and did not pressure me into doing anything I didn't want to do."
"I owed three years of back taxes and the auction date was closing in. Erwin was honest about the numbers, moved fast, and closed in two weeks. I walked away with cash and my dignity. He genuinely cares."
"Erwin is a stand up guy! If you need help with your home, he's the one you want to call. Thorough, knowledgeable and just all around a nice person. He handled everything — I didn't have to worry about a thing."
"After my divorce, the house had tax liens and neither of us had the money to deal with it. Semi Homes handled the liens, the paperwork — everything. Both of us walked away with a fair check. Three weeks start to finish."
"Working with Semi Homes was a great experience. They were very informative and provided an excellent offer. I called several other places and none of them provided the service and price. I would highly recommend them."
"My experience with these guys has been great. They were so helpful — I couldn't have done it without them. I'm just so glad it's all over with and Erwin has done great. Excellent people to work with, 100%."
The honest comparison
Why sell to Semi Homes
vs. your other options?
| Semi Homes | Traditional Agent | Tax Auction | |
|---|---|---|---|
| Closing timeline | 7–21 days | 60–120 days | Court-determined |
| Agent commissions | ✓ None | ✗ 5–6% | Varies |
| Repairs required | ✓ Never | ✗ Usually | As-is |
| Handles back taxes & liens | ✓ Yes | ✗ No | ✗ No |
| You choose closing date | ✓ Yes | ✗ No | ✗ No |
| Guaranteed cash (no fall-through) | ✓ Yes | ✗ Not guaranteed | Cash only |
| Private — no public listing | ✓ Yes | ✗ Public MLS | ✗ Public record |
| Personal point of contact | ✓ Erwin directly | Sometimes | ✗ No |
Hi, I'm Erwin
You're not a transaction.
You're a person who needs help.
I started Semi Homes because I believe every homeowner deserves a fair shot — especially when life gets complicated. I'm a veteran, I'm local, and I handle every deal personally. When you call or fill out the form, you talk to me — not a call center, not a junior rep.
I've sat across the table from families who lost sleep over tax notices, couples going through painful divorces, and children trying to navigate their parents' estates. I don't rush anyone. My job is to lay out your options clearly, give you a fair number, and let you decide — no pressure, ever.
Ready to Talk?
Free cash offer · No obligation · 24-hour response
Frequently asked questions
Straight answers
to the questions we always hear.
Yes — this is exactly what we do. We purchase the property and pay off the outstanding tax balance at closing through the title company. The county gets what it's owed, any remaining equity goes to you, and the lien is cleared. You walk away clean with no more tax problem.
We look at recent comparable sales in your area, the current condition of the property, and what it would take to eventually bring it to market. I'm transparent about the math — I'll walk you through the numbers before you sign anything. We make our profit on the back end when we sell later, which means we don't need to grind you down on price today.
Please call us immediately at 619-735-7799 rather than filling out the form — time is critical. We can sometimes move in as little as 72 hours when there's an urgent deadline. The earlier you reach out, the more options you have. Once an auction happens, your window to protect your equity closes permanently.
None. We are the buyer — not an agent — so there are no commissions. We also cover standard closing costs on our side. We'll show you a clear breakdown of how the numbers work before you're asked to commit to anything. What you're offered is what you receive.
No. We can structure the closing timeline to give you adequate time to find your next home. Some sellers need two weeks, others need two months. We'll work with what makes sense for your situation — you're not being thrown out the door.
Very common — not a problem. At closing, the title company pays off your existing mortgage balance first, then the back taxes and any other liens, and whatever equity remains after that goes to you in cash. We handle all of it so you don't have to coordinate multiple parties on your own.
We primarily serve the greater Los Angeles area and Southern California, including the San Gabriel Valley, Long Beach, Glendale, Alhambra, Santa Monica, Castaic, and surrounding communities. Not sure if we cover your area? Call or fill out the form — if we can't help directly, we'll point you in the right direction.
Don't wait until your options run out
Every day of delay costs you
options and equity.
Tax liens grow. Auction dates approach. The sooner you act, the more you protect. A free cash offer costs you nothing — and could change everything.
Get My Free Cash Offer Today Or call Erwin directly: 619-735-7799 · info@selltosemi.com