Michigan situation guide · Updated November 2026

Wholesaling Probate Properties in Michigan

Wholesaling probate properties in Michigan means contracting to buy a house from an estate and assigning that contract to a cash buyer. The seller is usually a personal representative, not the person who owned the house. That changes who signs, what the court must approve and how fast you can close. This guide walks through the steps, using a Detroit example. See also our probate leads guide.

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The short answer

Can you wholesale a probate property in Michigan?

Yes, in most cases, as long as the person signing has legal authority to sell. Michigan has no wholesaler license, but ask an attorney how broker rules apply to you.

When an owner dies with a house in only their name, a probate court usually names a personal representative. That person can generally sign a sale contract once the court has issued letters of authority. Ask to see the letters before you write an offer. Our wholesale offer guide shows how to word the contract and the assignment language.

Michigan’s Estates and Protected Individuals Code governs these estates. Some sales need only the representative’s signature, while others may need court involvement, so ask the estate attorney which applies. Put the date of the court order or letters in your contract as a condition. Then clear title with an investor-friendly title company before you market the deal to buyers.

Probate Properties in Michigan at a glance

Who signs	The personal representative, with letters of authority
Wholesaler license	None found; broker rules can still be a risk
Seller disclosure	Many nonoccupant fiduciary sales are exempt
Transfer tax	State and county tax generally applies to the deed
Timing	Letters of authority can take weeks to arrive
Contract	Allow assignment and add a court condition

The opportunity

Why probate properties work in Michigan

Many heirs live out of state and never wanted the work of an old house. Wayne County has a large stock of older homes, and Oakland, Macomb and Kent counties have thousands more. Estates with no one living in the house cost money every month in taxes, utilities and insurance. A fast cash close with no repairs can look better than months of cleanup. Our motivated sellers guide covers how to approach families with care.

Out-of-state heirs

They often prefer one clean check over managing a Michigan house from afar.

Carrying costs

Taxes, heat and insurance keep running while the estate waits. See vacant property insurance.

Clear authority

A representative with letters can sign without chasing every family member.

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Lead sources

Where to find Michigan probate leads

Probate court filings. Estate files in county probate courts list the representative and the date opened.
Obituaries. Notices mention heirs and the house, but wait out a respectful period.
Tax delinquent lists. Unpaid taxes can hint at an estate. See tax delinquent lists.
Estate attorneys. Attorneys often need a buyer for a house the family cannot keep.
Driving for dollars. Overgrown lawns and stacked mail point to empty houses. Try driving for dollars.

Your exit

Who buys probate deals in Michigan

Detroit-area landlords and rehabbers buy most of these houses. They want a fair price and a title company that can close fast. Share photos and a repair list early.

A double close can work when the estate wants your name kept off the paperwork, but it triggers two deeds and two rounds of transfer tax. Read our double closing guide and compare it with a plain assignment.

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Step by step

How to start wholesaling probate properties in Michigan

Verify authority. Ask for the letters of authority and read the date and name.
Meet the family. Listen first. Ask what they need from the sale and when.
Run the numbers. Use the ARV calculator and the MAO calculator to set your price.
Write the contract. Add assignment language and a condition for court approval if needed.
Disclose clearly. Tell the seller in writing that you may assign the contract.
Find the buyer. Send the deal to cash buyers who match the area. See buyer buy boxes.
Close with title. Order title early and confirm the estate can deliver a clean deed.

Your checklist for wholesaling Probate Properties in Michigan

Get a copy of the letters of authority before you sign.
Ask the estate attorney whether court approval is needed.
Add assignment and disclosure language to the contract.
Check for unpaid taxes, liens and an open mortgage.
Ask an attorney how Michigan broker rules apply to your deal volume.

A Michigan example: a Detroit estate with two heirs in Arizona

Contract price	$68,000
Estimated ARV	$128,000
Repairs	$32,000
Back taxes paid at closing	$4,200
Buyer price	$76,500
Your assignment fee	$8,500

A woman passed away in a brick bungalow on the east side of Detroit. Her two children lived in Arizona and wanted it gone before winter. The county named her daughter personal representative, and she sent you a copy of the letters.

You offered $68,000 as-is, with the estate paying the back taxes from proceeds. The contract allowed assignment, and you told the daughter in writing that you might pass it to another buyer. Title found no other claims.

A Detroit rehabber agreed to $76,500, and you kept the $8,500 difference. The family signed from Arizona with a remote notary.

Michigan rules to know

Disclosure, transfer tax and broker rules for Michigan estates

Michigan’s Seller Disclosure Act lists several exempt sales, and a transfer by a nonoccupant fiduciary of an estate is among them. That does not excuse fraud or false statements, so describe the house honestly. Your own buyer may still ask for the information you have.

Michigan has no wholesaler license that we found, but the broker definition in the Occupational Code covers buying or negotiating a sale for a fee and acting as owner in the sale of real estate as a principal vocation. Repeated deals can raise that question, so ask a lawyer or LARA how it applies. A bill about wholesaling was introduced in 2025; check its current status. See our license guide and legality guide.

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Handle estates with confidence

Probate sellers need patience and clear paperwork. Mentorship students bring us their estate deals, and we help them word the contract and talk with families.

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FAQ

Probate Properties in Michigan: common questions

Is wholesaling probate properties in Michigan legal?

In most cases yes, when the seller has authority and you disclose your assignment. Check current broker rules with an attorney. Ask to see the letters of authority before you write an offer, because the person signing must have legal authority to sell.

Who can sign a contract for an estate?

Usually the personal representative holding letters of authority. When an owner dies with a house in only their name, a probate court usually names that person, who can generally sign a sale contract once the court has issued the letters.

Does the seller have to give a disclosure statement?

A nonoccupant fiduciary is generally exempt, but you should still be honest about what you know. The statutory form may not be required for an estate sale, yet telling your buyer about known defects protects you and keeps the assignment simple.

How long does probate take before a sale?

It varies. Letters can take a few weeks, and some sales take longer. Ask the family where the estate stands, and do not promise a closing date until you have seen the letters and a title company has read the file.

Do I pay transfer tax on an estate deed?

The deed to your buyer is generally taxed. Check current rates with the county. Ask your title company early what applies to your deal, and remember that Michigan’s Estates and Protected Individuals Code, not your contract, governs how the estate itself is handled.