Behind on Property Taxes?
Know what your house is worth before making a decision.
Most people in this situation are guessing at two numbers: what they owe, and what the house is actually worth. Get both, and the decision usually makes itself.
Being behind on taxes does not mean you have to sell. But if selling is on the table, there are two very different ways to do it — and they produce very different numbers.
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Where You Are
Michigan tax delinquency runs on a three-year clock.
Knowing which stage you're in tells you how much time you have. Verify your own dates with the county — this is the general shape of it.
Delinquent
Unpaid taxes transfer to the county treasurer. Interest and fees start building.
Forfeited
The property is forfeited to the treasurer. You don't lose ownership yet, but costs jump. This is the stage to act.
Foreclosure
The county can foreclose. Once the redemption deadline passes, title transfers and any remaining equity is gone.
Exact deadlines depend on your parcel. Confirm them with your county treasurer below.
County Resources
Here are sources for more information from your local county.
Macomb
Look up your delinquent balance, see the forfeiture and foreclosure timeline, and ask about payment plans or hardship options.
Macomb County TreasurerOakland
Review and pay delinquent taxes online, and ask the Treasurer's Office about a repayment schedule or foreclosure prevention help.
Oakland County TreasurerWayne
Search your parcel, pay online, and review the payment plan and hardship options the Treasurer's Office offers.
Wayne County TreasurerIf You Sell
There are two ways — and they aren't close to the same.
Most people only ever hear about one of these. Seeing both side by side is usually the moment the decision gets easy.
Option A
List with an agent
Highest price, more time
- Full market exposure — buyers compete
- Usually produces the highest sale price
- Takes longer: prep, photos, showings, financing
- Commission and closing costs come out of the proceeds
Best When
You have time before the deadline and the house shows reasonably well.
Option B
Sell privately, off-market
Faster and certain, nets less
- No sign, no listing, no showings
- You pick the closing date
- Sold as-is — no repairs, no prep, nothing out of pocket
- Typically nets less than a full-market listing. That's the honest trade.
Best When
Time is short, the house needs work, or privacy matters more than top dollar.
You can't compare two options when you've only ever seen one price. I'll put both numbers in front of you so you can decide with real figures.
Disclosure: in an off-market sale, I or an affiliated company may be the buyer. That's disclosed to you in writing before you sign anything, and you're free to have any offer reviewed by an attorney or anyone else you choose.
Why It Matters
The tax bill is rarely the biggest number on the page.
An $8,500 tax balance feels enormous until you put it next to the property.
Illustration Only
Example only. Your value, payoff, liens, fees and net proceeds will differ.
That's the equity tax foreclosure takes if the clock runs out. It's the whole reason to find out where you stand early.
And you may not need to sell at all.
If keeping the house is the goal, ask the county about these before anything else:
- Paying the balance before the deadline
- A county payment plan or hardship extension
- Assistance programs, or a HUD-approved housing counselor
- Refinancing, if you have the equity and the income
I don't earn anything if you keep your house, and I'll still tell you when that's the better move. If a company contacts you promising to stop the foreclosure for an upfront fee, that's a scam.
Common Questions
Quick answers
Can I sell a house that has delinquent property taxes?
Usually, yes. The taxes are typically paid off at closing out of the proceeds, as long as there's enough value and the sale closes before your redemption rights expire.
How long do I actually have?
Michigan generally runs a three-year delinquency, forfeiture and foreclosure sequence. Where you land in it depends on which tax years are unpaid. Your county treasurer can tell you the exact deadline for your parcel — that's the number to work backward from.
Can you stop my tax foreclosure?
No. I'm a real estate agent, not the treasurer, an attorney or a government agency. Talking to me doesn't pause anything. What I can do is tell you what the property is worth and what your options produce in real dollars.
Do I have to sell if we talk?
No. There's no cost, no obligation, and no listing agreement attached to the conversation. Plenty of these end with "keep the house, here's who to call."
Do I need to fix anything up first?
No. Houses sell as-is here all the time. Whether repairs are worth making is a math question, and it's part of what we'd go over — most repairs return less than they cost.
The county already foreclosed and sold it for more than I owed. Do I get the difference?
Michigan has a process for former owners to claim remaining proceeds under MCL 211.78t. It generally requires filing Form 5743 with the foreclosing governmental unit by July 1 following the foreclosure. The deadline is strict and it's a legal matter, not a real estate one — contact your county treasurer and consider talking to an attorney. I can't file or advise on these claims.
Schedule a Time to Talk
Find out where you stand.
One conversation, no pressure. Tell me a little about the property and I'll get back to you to set up a time. When we talk, I'll walk you through:
- What the house is realistically worth today
- Estimated net if you list it with an agent
- Estimated net if you sell it privately, off-market
- What's left after the tax balance and mortgage — your actual equity
Then I'll tell you which one I'd choose in your position — including when that answer is don't sell.
I'm AJ Rittner, a licensed Michigan REALTOR® and an active investor on the Metro Detroit Eastside — which is why I can tell you what a house is worth listed and sold privately.
Clear Guidance. Real Results.
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