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Foreclosure and tax sales in Michigan

What our research shows about Michigan's rules. General information with sources — not legal advice, and not a reading of your papers.

CoreResearched in depth, key rules checked against the official text.Research last reviewed 2026-09-22
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How foreclosure works

Usual process
Nonjudicial (out of court)

Foreclosure “by advertisement”: notice is published and posted; the law does not require personal notice to you.

From a reputable summary[1][2]
Allowed processes
Judicial (through court) · Nonjudicial (out of court)
From a reputable summary[1]
Main statutes
MCL 600.3208; MCL 600.3212; MCL 600.3216; MCL 600.3240; MCL 600.3280
From a reputable summary[1]
Typical length (estimate)
Not researched yet for this state.

The usual timeline

  1. +At least 120 days

    Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind

    Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.

    Checked against the official text12 CFR § 1024.41(f)(1)

  2. Notice of default or breach letter

    No state-law cure notice before foreclosure by advertisement; your mortgage may require a breach letter, and federal rules require 120+ days of delinquency.

    From a reputable summary

  3. Notice of sale — at least 28 days before the sale

    Notice is published at least once a week for 4 successive weeks in a county newspaper, and posted on the property within 15 days after the first publication.

    Checked against the official textMCL 600.3208
  4. +At least 28 days

    Foreclosure sale

    Public auction at the county courthouse between 9:00 a.m. and 4:00 p.m.

    From a reputable summary
  5. +At least 180 days

    Redemption window (at least 180 days in the shortest common case)

    After the sale: 6 months for a 1–4 unit home if more than two-thirds of the original loan was still owed; otherwise generally 1 year; 30 days (or 1 month) if the home is found abandoned. You may usually stay in the home during redemption.

    Checked against the official textMCL 600.3240

A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.

Notices and the sale

Notice before foreclosure
No state-law cure notice before foreclosure by advertisement; your mortgage may require a breach letter, and federal rules require 120+ days of delinquency.
From a reputable summary[1]
Notice of sale
At least 28 daysNotice is published at least once a week for 4 successive weeks in a county newspaper, and posted on the property within 15 days after the first publication.

The timeline uses 28 days (4 weekly publications) as the shortest notice period.

Checked against the official text[3][1]
Publication
County newspaper once a week for 4 successive weeks; posting on the property within 15 days of the first publication.
Checked against the official text[3]
When sales happen
Public auction at the county courthouse between 9:00 a.m. and 4:00 p.m.

MCL 600.3216

From a reputable summary[1]

Your rights before and after the sale

Catching up (reinstatement)
No statutory reinstatement right.
From a reputable summary[2]
Buying the home back (redemption)
YesAfter the sale: 6 months for a 1–4 unit home if more than two-thirds of the original loan was still owed; otherwise generally 1 year; 30 days (or 1 month) if the home is found abandoned. You may usually stay in the home during redemption.
Checked against the official text[4][1]
Owing money after the sale (deficiency)
LimitedAllowed; if the lender bought at the sale, you can argue the price was substantially below fair market value.

MCL 600.3280

From a reputable summary[1]
Mediation
Not researched yet for this state.

Property tax sales

Tax sale system
Forfeiture to the government

Forfeiture to the county treasurer, then a court foreclosure judgment and auction.

From a reputable summary[5]
How it works
In practice: returned delinquent (year +1), forfeited (year +2), foreclosed by court judgment and title passes after March 31 (year +3), then auctioned.
From a reputable summary[5]
Redeeming after a tax sale
About a year after forfeiture: you can redeem until March 31 after the foreclosure judgment (or within 21 days of judgment if you contested).

MCL 211.78g, 211.78k

From a reputable summary[5]
Relief programs
Not researched yet for this state.
Payment plans
A delinquent-tax installment plan can stop the tax foreclosure for eligible owners (e.g., meeting poverty guidelines) — ask the county treasurer.
Checked against the official text[6][5]
Surplus after a tax sale
You can claim sale proceeds above the tax debt by filing Form 5743 (Notice of Intention to Claim Interest) with the county by the July 1 after the foreclosure takes effect. Michigan changed its law in December 2020 after Rafaeli v. Oakland County — before Tyler — and Schafer v. Kent County (2024) made that retroactive.
Checked against the official text[7][5]

Bankruptcy exemptions

Federal exemption list
You may choose the federal list

You may choose the federal bankruptcy exemption list (11 U.S.C. § 522(d)) instead of the state list — one list or the other, never a mix.

From a reputable summary[8]
Homestead exemption
$3,500 (in bankruptcy: $51,150; $76,725 if 65+ or disabled)$3,500 against ordinary creditors; in bankruptcy (state list) $51,150, or $76,725 if 65+ or disabled.(MCL 600.6023(1)(g); MCL 600.5451)
From a reputable summary[9]

Where to get free help

Free legal aid (LSC-funded)
Checked against the official text[11]
Legal help website
Checked against the official text[12]
State housing agency
Checked against the official text[10]
Attorney general / consumer protection
Checked against the official text[13]
Court self-help
Checked against the official text[12]
HUD-approved housing counselors
HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.

Sources

Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.

  1. [1]Nolo — Michigan Foreclosure Laws and Proceduressummary
  2. [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
  3. [3]MCL 600.3208 (official text, Michigan Legislature)MCL 600.3208official
  4. [4]MCL 600.3240 (official text, Michigan Legislature)MCL 600.3240official
  5. [5]Nolo — Michigan property tax forfeiture and foreclosuresummary
  6. [6]MCL 211.78q (official text, Michigan Legislature)MCL 211.78qofficial
  7. [7]MCL 211.78t (official text, Michigan Legislature)MCL 211.78tofficial
  8. [8]Nolo — Federal Bankruptcy Exemptions — which states allow the federal list11 U.S.C. § 522(b)(2)summary
  9. [9]Asset Protection Planners — Homestead Exemptions by U.S. State and Territory (2026 chart with statute cites)summary
  10. [10]MI State Housing Development Authority (official site, checked live)official
  11. [11]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
  12. [12]Home | Michigan Legal Help (official site, checked live)official
  13. [13]Attorney General: Consumer Protection (official site, checked live)official