Michigan situation guide · Updated November 2026

Wholesaling Tax Delinquent Properties in Michigan

Wholesaling tax delinquent properties in Michigan means finding owners who have fallen behind on property taxes, getting their house under contract at a fair price, and assigning that contract to a cash buyer. Michigan moves delinquent parcels through a set county process, so timing is the whole game. An owner who still has time to act is often glad to sell, and a buyer will pay for a clean exit. Start with our tax delinquent list guide to see where the leads come from.

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The short answer

Can you wholesale a tax delinquent property in Michigan?

Yes, you can contract with an owner and assign the deal, as long as the owner still holds title and you are honest about your role. Once the county takes title, the owner has nothing left to sell to you.

Under the General Property Tax Act, a parcel that has been delinquent for the preceding 12 months or more is generally forfeited to the county treasurer on March 1. The treasurer then petitions the circuit court for a foreclosure judgment, and the owner can usually redeem by paying the back taxes, interest, penalties and fees until March 31 after the judgment. Check the current text of MCL 211.78g, because the law was amended in 2026.

Your window is the stretch before that deadline. A seller who is behind but not yet foreclosed still owns the house and can sign a contract. Read our tax lien vs tax deed guide to see why Michigan works differently from lien states, and use the MAO calculator to cap what you offer once you add back taxes, interest and fees.

Tax Delinquent Properties in Michigan at a glance

Who collects	The county treasurer, in most cases
Forfeiture	Generally March 1, after 12 months of delinquency
Added fee	$175 at forfeiture under MCL 211.78g
Interest	Extra 1/2% per month on top of other charges
Redemption	Usually through March 31 after the judgment
Surplus	Former owners can claim proceeds after a sale

The opportunity

Why tax delinquent deals work in Michigan

Michigan owners lose homes to taxes more often than people expect, and many never see it coming. Lansing sits in Ingham County, where the county treasurer sends notices every spring and the county land bank picks up parcels that fail to sell. A retiree on a fixed income, a landlord who lost a tenant or an heir who never changed the tax bill into their name can all fall behind. These owners need a calm, honest offer more than a sales pitch. If you can wire the back taxes at closing and still leave them cash, you solve a real problem. Our guide to pre-foreclosure and tax leads covers how to approach them.

Clear deadline

The county calendar gives you a reason to talk.

Equity at stake

Delinquent owners often hold equity. A fair sale lets them keep it, while a foreclosure can hand it to the county. See our surplus funds guide.

Low competition

Most buyers skip these leads because the paperwork looks hard.

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Lead sources

Where to find tax delinquent leads in Lansing

County treasurer lists. Ask the Ingham County Treasurer what delinquent parcel information is public and how to get it.
Land bank inventory. The Ingham County Land Bank shows which parcels the county already took, which tells you where deadlines have passed.
Driving for dollars. Overgrown yards and stacked mail point to owners in trouble. Try our driving for dollars guide.
Skip tracing. Once you have an address, trace the owner and any heirs with skip tracing.
Direct mail. A plain letter works better than a flashy one. See direct mail for wholesalers.

Your exit

Who buys tax delinquent houses in Michigan

Cash buyers and rehabbers are your main audience, since they can close fast and pay off taxes from the proceeds. Build a list before you go under contract, as our cash buyer guide explains.

They will want to see the payoff amount, any pending foreclosure paperwork and the county’s current figures before they commit. A title company that handles investor deals, such as those in our title company guide, can order a payoff and confirm what is owed.

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Step by step

How to start wholesaling tax delinquent properties in Michigan

Pull the lead. Get the parcel number and the delinquent years from county records.
Check where it is in the process. Confirm with the treasurer whether the parcel is forfeited or already in a foreclosure case.
Talk to the owner. Ask about the family situation, the house and the timeline before you talk price.
Run the numbers. Use the ARV calculator and the MAO calculator, then subtract all tax charges.
Sign an honest contract. Use clear wording and follow our offer writing guide.
Market the deal. Send the contract details to your buyer list with the payoff figure.
Close with title. Have title pay the county from the proceeds so the owner walks away clean.

Your checklist for wholesaling Tax Delinquent Properties in Michigan

Confirm the parcel status with the county treasurer before you sign.
Get a written payoff figure with interest and fees through the closing date.
Keep the owner informed in writing about your role as a wholesaler.
Check whether a foreclosure judgment has already been entered.
Ask a Michigan attorney about any surplus or redemption question.

A Michigan example: a retiree in north Lansing

Owner	Widow behind on taxes for two years
Market value	About $160,000 as is
Back taxes and fees	About $9,400
Contract price	$98,000
Assignment fee	$8,500
Cash to seller	About $88,600 after taxes

A woman in north Lansing received a county notice and did not know what to do. She had fallen two years behind after her husband died, and the house needed a new roof.

You offered $98,000 and agreed to pay the county from the proceeds. A buyer paid you $8,500 for the contract and closed in three weeks. Take the lesson about estimating repairs from this deal, since the roof drove the price.

Michigan rules to know

Michigan rules for tax delinquent deals

The General Property Tax Act sets the path, and most counties treat the treasurer as the foreclosing unit. After a judgment, title generally vests in the foreclosing governmental unit on March 31, and a former owner can no longer sign a deed.

Michigan has no wholesaler license. Still, a buyer-and-seller business done as a principal vocation can raise broker questions under the Occupational Code, so talk to an attorney, as our attorney guide suggests. Also read about whether wholesaling is legal and the license question. A bill about wholesaling was introduced in 2025; check its status before you plan around it.

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FAQ

Tax Delinquent Properties in Michigan: common questions

Is wholesaling tax delinquent properties in Michigan legal?

Michigan has no wholesaler license, and assigning a contract is generally allowed. Be honest about your role and check broker rules with an attorney. The owner must still hold title, since after the county takes title nothing is left to sell.

When does a Michigan owner lose the house to taxes?

Generally after forfeiture on March 1 and a court judgment, with a redemption deadline on March 31 after the judgment. Delinquency of 12 months or more triggers forfeiture, so confirm the current text and county practice before relying on any date.

What if the county already foreclosed?

Then the owner usually cannot sell to you, though they may have claims to surplus proceeds. After a judgment, title generally vests in the foreclosing governmental unit on March 31, so a former owner can no longer sign a deed.

Do I pay the back taxes?

The back taxes are normally paid from the sale proceeds at closing through title. Ask a title company that handles investor deals to order a payoff and confirm what is owed, and tell your buyer the tax status up front.

How do I find the delinquent list?

Start with the county treasurer and the county land bank, and compare against public records. Owners behind on taxes but not yet foreclosed still own the house and can sign a contract, so look for those before the March deadline.