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State lawVerified Sep 23, 2026Property taxes & tax sales

Right to redeem tax-forfeited property until March 31 after the foreclosure judgment

MCL 211.78g

In plain words

In Michigan, unpaid property taxes lead to forfeiture to the county treasurer and then a court foreclosure. You can still redeem by paying what is owed until March 31 after the foreclosure judgment (or within 21 days of the judgment in a contested case). Eligible owners can also ask the treasurer about a payment plan that stops the foreclosure.

Who is protected

Owners of Michigan property forfeited for delinquent taxes.

When it applies

  • Only in Michigan.
  • Only if you are behind on property taxes.
Check whether it applies to you

What you can do

  • Get property-tax help

    Call the county treasurer for the redemption amount and ask about a hardship or installment plan.

    Deadline: On or before March 31 after the foreclosure judgment

    Open the tool

  • Put the deadline on your calendar

    Mark the judgment date and the following March 31.

    Deadline: March 31 after the foreclosure judgment

    Open the tool

Honest limits

  • After the redemption deadline, title passes to the county and you can no longer redeem.
  • This is general education, not legal advice. Laws change and details depend on your papers and your court; check the current law or ask a lawyer or legal aid.

The law

  1. State lawRedemption of forfeited property

    MCL 211.78g

    What it says: Forfeited property may be redeemed on or before March 31 after the foreclosure judgment, or within 21 days in a contested case.

    Read the official text
  2. State lawDelinquent-tax installment plans

    MCL 211.78q

    What it says: Allows installment payment plans that can stop tax foreclosure for eligible owners.

    Read the official text

Court cases

  • Homeowner wonSame topic
    Tyler v. Hennepin County

    Tyler v. Hennepin County, 598 U.S. 631 (2023)

    a government that sells a home for unpaid taxes and keeps the value beyond the tax debt takes property without just compensation

  • Homeowner wonSame topic
    Hall v. Meisner

    Hall v. Meisner, 51 F.4th 185 (6th Cir. 2022)

    a homeowner's equity in property taken for a smaller tax debt is protected property, and taking it without compensation states a federal takings claim

  • Homeowner wonSame topic
    Rafaeli, LLC v. Oakland County

    Rafaeli, LLC v. Oakland County, 505 Mich. 429 (2020)

    a county that keeps tax-sale proceeds beyond the tax debt takes property without just compensation

  • Homeowner wonSame topic
    Jones v. Flowers

    Jones v. Flowers, 547 U.S. 220 (2006)

    when mailed notice of a tax sale is returned undelivered, the government must take additional reasonable steps to notify the owner before selling the property

  • Homeowner wonSame topic
    Mennonite Board of Missions v. Adams

    Mennonite Bd. of Missions v. Adams, 462 U.S. 791 (1983)

    a person with a recorded interest in property is entitled to notice by mail or equally reliable means before a tax sale, and publication or posting alone is not enough

  • Homeowner lostSame topic
    Pung v. Isabella County

    Pung v. Isabella County, No. 25-95, slip op. (U.S. June 23, 2026)

    after a fairly conducted tax sale, the government owes the former owner the surplus from the sale price, not the property's fair market value

Related rights

State lawVerified Sep 23, 2026

Right to claim remaining proceeds after a tax foreclosure sale — file by July 1

MCL 211.78t(2)

After Rafaeli v. Oakland County (2020), Michigan lets former owners claim the money left over when the county sells a tax-foreclosed property. You must send the county the state’s claim form (Form 5743) by the July 1 right after the foreclosure takes effect. Later, the county files a court motion and you can ask the court to award you the remaining proceeds.

Read this right
U.S. ConstitutionVerified Sep 23, 2026

The right to real notice before the government takes or sells your home

U.S. Const. amend. XIV, § 1Due Process Clause

Before a state or county sells your property — for example at a tax sale, or through a court foreclosure — the Constitution requires notice that is reasonably likely to actually reach you. If the government knows your address, publishing a notice in the newspaper is not enough. If a mailed notice comes back unclaimed, the government must take extra reasonable steps to reach you, if it practicably can.

Read this right
U.S. ConstitutionVerified Sep 23, 2026

The government cannot keep your home equity beyond the tax debt

U.S. Const. amend. VTakings Clause

If your home is taken or sold to pay property taxes, the government may collect what you owe, but it may not keep the extra value. Keeping the surplus is a "taking" of your property without just compensation, which the Fifth Amendment forbids (Tyler v. Hennepin County, 2023). You may be able to claim the surplus, but you usually must follow your state's claim process and deadlines.

Read this right
Federal regulationVerified Sep 23, 2026

Fair handling of your escrow account

12 C.F.R. § 1024.17(c)(1)

If your servicer collects money for taxes and insurance (escrow), it must pay those bills on time as long as you are not more than 30 days behind. It must review the account every year and send you a statement. It cannot keep more than a small cushion (one-sixth of a year's payments), and it must refund a surplus of $50 or more within 30 days of the review. When you pay off the loan, it must return what is left within 20 business days.

Read this right