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Michigan Back Taxes & Tax Foreclosure

What to do (by stage) to avoid the auction trap

With property taxes, the biggest risk is drifting until the deadline is right on top of you. The clean win is picking one path early and executing before fees, notices, and timelines tighten.

✅ Fast scan✅ Clear next step✅ Keep vs exit cleanly
See the decision path →

No pressure. Clear next step first — decisions second.

Important
General info only. Tax foreclosure rules and deadlines vary by county and year. Confirm specifics with your county treasurer or a licensed attorney.
Quick reality check
If you can’t comfortably carry the property long-term, a controlled exit early is often cleaner than a forced outcome later.
Best Window

Early action creates real choices.

Keep Home

Works if the catch-up math holds.

Exit Cleanly

Sell before deadlines compress options.

Option #1: Pay / Catch Up

If you can pay the full amount (or get it current), you usually remove the highest-risk outcomes immediately.

Option #2: Payment Plan / Arrangement

Some counties offer structured arrangements. The key is starting early enough that the plan is actually accepted and realistic.

Option #3: Hardship / Assistance Paths

If you qualify, assistance programs or relief may exist — but they take time. Don’t wait until the last week.

Option #4: Sell Before It Gets Worse

If the property can’t be stabilized, selling early can preserve equity and prevent forced outcomes.

Keep vs Exit (fast clarity)

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This one decision removes 80% of confusion.

Keep the property

Catch up + stabilize

Best when you can pay the arrears and the ongoing property costs are sustainable.

  • Payment works going forward.
  • Property condition is manageable.
Exit cleanly

Sell early (controlled)

Best when holding the property is breaking you financially and the timeline is tightening.

  • Stops fees + chaos from stacking.
  • Protects stability and next housing move.
General info only — confirm deadlines with your county treasurer.

Fast Decision Path

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Answer these in order. Your next move becomes obvious fast.

1) Keep the property or exit cleanly?

Don’t mix strategies. Pick one lane and execute.

2) Can you pay the catch-up amount?

If the math doesn’t work, pivot to a controlled exit early.

3) How close is the deadline?

The closer the clock, the fewer options fit.

4) What’s your clean outcome?

Stabilize long-term, or exit without a bigger mess later.

Want the cleanest option map?

Tell us your stage + goal. We’ll map the next move fast.

Red flags (move carefully)

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If you see these, slow down and verify everything.

  • Anyone promising a guaranteed stop without reviewing your case details.
  • Paying large upfront fees for vague “processing” or unclear deliverables.
  • Waiting until the last week to act. Options collapse fast near deadlines.

FAQ (Quick Answers)

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Short answers — no fluff.

What’s the #1 best move?

The one that matches your deadline and your ability to sustainably carry the property.

What’s the biggest mistake?

Waiting too long and hoping “something will work out.” Deadlines make choices smaller.