Michigan situation guide · Updated November 2026

Wholesaling HOA Foreclosure Properties in Michigan

Wholesaling HOA foreclosure properties in Michigan means contracting with owners whose condo association has recorded a lien for unpaid assessments, then assigning the deal to a buyer who understands what is owed. Michigan’s Condominium Act gives associations real power, and a lien can reach ahead of some mortgages. That makes the numbers different from a normal deal. Our HOA foreclosure guide gives the national basics, and this page adds the Michigan rules.

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The short answer

Can you wholesale a property facing an HOA foreclosure in Michigan?

Yes, if the owner still holds title, you can contract with them and assign to a buyer, with every lien and fee disclosed. Check the unpaid amounts first, because they can change what the deal is worth.

Under MCL 559.208, unpaid condo assessments, interest, late charges, advances, attorney fees and fines become a lien on the unit. That lien generally comes before other liens, except tax liens and sums unpaid on a first mortgage of record. A recorded notice of lien changes the order in some cases, because the past-due assessments it covers can take priority over a first mortgage recorded after the notice.

Before an association forecloses, it must record a notice of lien and send it by first-class mail at least 10 days before starting the action. Read our lis pendens guide and notice of default guide to see how those filings look. Run any purchase through the MAO calculator with the association debt included.

HOA Foreclosure Properties in Michigan at a glance

Governing law	Condominium Act, MCL 559.208
What is secured	Assessments, interest, late fees, fines and legal costs
Lien position	Ahead of most liens, behind taxes and usually a first mortgage
Foreclosure method	By advertisement or judicial action
Redemption	Six months, or one month if abandoned
Buyer liability	Owner and purchaser can owe assessments through redemption

The opportunity

Why HOA foreclosure deals work in Michigan

Flint and Genesee County have a lot of older condo and townhome stock, and some owners stopped paying when a roof assessment or a special charge landed on them. Small debts grow quickly once attorney fees are added. Many of these owners have equity but no plan. Others are landlords who are tired of a unit that costs more than it earns. If you can explain the lien in plain words and offer a clean exit, you earn trust fast. Our absentee owner guide shows how to reach landlords who live elsewhere.

Small debt, big pressure

A few thousand dollars in assessments can turn into a foreclosure case once fees pile up.

Time to act

The redemption period gives owners months, not days. See our redemption period guide.

Bank and buyer interest

A first mortgage lender may want the lien cleared. A well-priced sale can help everyone.

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Lead sources

Where to find HOA foreclosure leads in Flint

Register of deeds. Notices of lien appear in the county records. Search for recent condo association filings in Genesee County.
Legal notices. Foreclosure by advertisement requires published notice. Local papers can show active cases.
Association managers. Managers know which units are far behind. Be polite and ask what they can share.
Land bank contacts. The Genesee County Land Bank knows vacant units and where blight problems cluster.
Mail and calls. Reach owners with a short note, and follow TCPA rules if you call or text.

Your exit

Who buys HOA foreclosure properties in Michigan

Landlords and cash buyers are your best audience, since they can pay off a lien and still make a profit on rent. Some buyers prefer units in well-run associations with sound reserves. Ask for the association’s financial statements and estoppel-style payoff letters, which our estoppel letter guide describes.

A buyer takes on risk if assessments keep coming due. Under the Condominium Act, the owner and any purchaser or assignee can be liable for assessments that come due before the redemption period ends. Tell your buyer that up front, and use title help from an investor-friendly title company.

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Step by step

How to start wholesaling HOA foreclosure properties in Michigan

Find the notice. Pull the recorded notice of lien and note its date.
Get the payoff. Ask the association for a current statement of unpaid assessments.
Check the first mortgage. Confirm whether a lender holds a recorded first mortgage and how much is owed.
Run the numbers. Use the ARV calculator, then subtract liens, fees and repairs.
Make an honest offer. Follow our offer guide and disclose that you may assign.
Find your buyer. Market to landlords and rehabbers who understand condos.
Close through title. Pay the association from the proceeds and record the deed.

Your checklist for wholesaling HOA Foreclosure Properties in Michigan

Get a written statement of unpaid assessments through the closing date.
Check the notice of lien and the date of the first mortgage.
Read the master deed and bylaws for leasing limits.
Warn buyers about assessments that come due before redemption ends.
Ask a Michigan attorney whether foreclosure has started.

A Michigan example: a Flint condo owner behind on fees

Unit	Two-bedroom condo, built in the 1980s
Market value	About $92,000 after repairs
Unpaid assessments	About $6,800 with fees
First mortgage	About $41,000
Contract price	$58,000
Assignment fee	$5,500

A Flint owner had moved in with family and left the condo empty. The association had recorded a notice of lien after a year of missed payments, and she was too nervous to open the mail.

You reached her by phone and offered $58,000. Title would pay the association and the lender from the sale, and she would keep what was left. A landlord paid you $5,500 for the contract and took over.

Run your own numbers. A different lender balance or a larger lien could change the result. Compare similar units with the help of our comps guide.

Michigan rules to know

Michigan rules for HOA foreclosure deals

Foreclosure of a condo lien can happen by advertisement or by court action, and the redemption period is generally six months, or one month if the unit is abandoned. A purchaser at the sale who is redeemed against may be able to add assessments they paid to the redemption amount under MCL 600.3240. Read the text yourself, because the details matter.

Not every association is a condominium. Homeowner groups in platted subdivisions follow their recorded covenants, and the lien rules can differ, so read the declaration. Michigan also has no wholesaler license, though broker rules can reach repeat dealers, so see our attorney guide and legal overview. Check current rules before each deal.

Learn it with a mentor

Read the lien before you offer

Association debts and lien order can sink a deal. Mentorship students send us the recorded notice and payoff, and we walk through the math together.

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FAQ

HOA Foreclosure Properties in Michigan: common questions

Is wholesaling HOA foreclosure properties in Michigan legal?

Michigan has no wholesaler license, and assignment is generally allowed. Disclose your role and check broker rules with an attorney. If the owner still holds title, you can contract and assign to a buyer, with every lien and fee disclosed.

Does an HOA lien wipe out the mortgage?

Generally the lien sits behind a first mortgage of record, though a recorded notice of lien can change priority in some cases. Under MCL 559.208 it generally comes before other liens except tax liens, so confirm the order with title.

How long can an owner redeem?

Usually six months after the sale, or one month if the unit is abandoned. Check the deadline for your case, because the buyer’s title may not be final until it passes, and confirm the dates with an attorney or the sale paperwork.

Who pays the unpaid assessments?

Normally they are paid from the sale proceeds through title. Ask the title company for payoff figures on the unpaid assessments, interest, late charges, attorney fees and fines before you set a price, since they can change what the deal is worth.

Can a buyer owe assessments after closing?

Yes. The owner and a purchaser can be liable for amounts that come due before redemption ends. Ask the association for a current ledger, and tell your buyer in writing about any such amounts so no one is surprised at closing.