Lien Priority Calculator

Multiple liens stack by priority. This calculator shows order and coverage.

Property value

First mortgage

Junior mortgages

Mechanics liens

Tax liens

Equity position

$1,970,000

Total liens

$6,530,000

LTV incl. all liens

76.82%

How the math works

Equity = value − (first + junior + mechanics + tax). Total LTV includes all liens.

Clear mechanics and tax liens before sale. Even small liens can delay closing for weeks and force seller to bring cash to clear title.

How to Use

Enter property value.
Enter first mortgage balance.
Enter second/junior liens.
Enter mechanics liens.
Enter tax liens.
Read equity position.

Frequently Asked Questions

Priority order?

Property tax liens (first, statutory). First recorded mortgage (super-first in most jurisdictions). Junior mortgages (by recording date). Mechanics liens (by filing date, often back-dated). Judgment liens (by date).

Mechanics lien dating?

Many states back-date mechanics liens to first day of work. Can pre-date later-recorded mortgages. Pre-construction title searches may miss future mechanics lien exposure.

Foreclosure order?

Senior lien forecloses first, usually wiping out junior liens unless paid. Mechanics and tax liens can survive foreclosure in some states. Confirm state law before investing in distressed situations.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.