In Michigan, the redemption period is the window after a sheriff's sale when you can still take back your home by paying what the law requires. For most homes it is six months from the sale date. It can be as short as 30 days or as long as 12 months, depending on the property and the mortgage. You can usually stay in the home during that time, and you still have choices: pay to redeem, sell, or plan a move.
This guide explains how the period is set, what redeeming costs, what you must do while you wait, and how selling the home can fit in.
TL;DR
- Most Michigan residential foreclosures carry a six-month redemption period that starts on the day of the sheriff's sale, under MCL 600.3240.
- It is 12 months if the amount claimed due is less than two-thirds of the original loan, and shorter if the property is legally abandoned.
- The redemption amount is based on the sale bid plus interest and allowed costs, not simply your loan balance.
- You can generally stay in the home during the period, but you must keep it insured and maintained and allow inspections.
- Get the sheriff's deed from your county Register of Deeds. It is the only reliable source for your exact deadline and payoff.
Table of Contents
- What the redemption period is
- How long the redemption period lasts
- Abandonment can shorten your time
- What you can and must do while you wait
- What it costs to redeem
- Your four realistic options
- Timeline: where redemption fits
- Our perspective at StoneBridge
- Selling as an alternative to losing the home
- How StoneBridge can help
- Mistakes to avoid
- FAQ
- Sources
What the redemption period is
A Michigan foreclosure by advertisement ends with a sheriff's sale, where the home is sold at auction. The sale is not the final step. The law gives the former owner a set time to "redeem" the property by paying the required amount. If you redeem in time, the purchaser's deed is void and the home stays yours. If the deadline passes, your rights end and the purchaser becomes the owner.
The Michigan State Housing Development Authority (MSHDA) describes this period as a fair window to save the home through refinancing, negotiate a sale or find other housing. It is time to use, not a delay to wait out.
The period starts on the date of the sheriff's sale, not the date you receive paperwork or the date the deed is recorded. Count from the sale date printed on your documents.
How long the redemption period lasts
The length depends on the facts of your loan and the property. These are the main cases.
| Situation | Redemption period | Where it comes from |
|---|---|---|
| Standard residential property (up to 4 units) | 6 months | MCL 600.3240 |
| Amount claimed due is less than two-thirds of the original loan | 12 months | MCL 600.3240 |
| Agricultural property | 12 months | MCL 600.3240 |
| Property that meets the abandonment test in section 3241 | 1 month | State of Michigan foreclosure toolkit |
| Abandonment under section 3241a | 30 days, or until the notice period ends if later | State of Michigan foreclosure toolkit |
| Judicial foreclosure | Set by the court, typically 6 months | Macomb County Register of Deeds |
The two-thirds rule
The 12-month period applies when the amount claimed due on the mortgage at the time of foreclosure is less than two-thirds of the original indebtedness. In plain terms, if you had paid the loan down a good deal, you may get the longer period. If you borrowed $150,000 originally, the test compares the claimed amount to two-thirds of that figure, which is $100,000. Whether your loan falls on one side or the other depends on the notice and sale documents, so check them rather than assume.
Agricultural property
The statute gives 12 months for agricultural property. The state's foreclosure toolkit describes this as agricultural property larger than three acres. A house on a small lot does not qualify just because a neighbor farms.
Judicial foreclosures
Most Michigan home foreclosures are done by advertisement, outside court. In a judicial foreclosure, the court sets the period. It is typically six months under MCL 600.3140 and 600.3145, but a judge can set another timeframe. If your case is in court, your judgment is the controlling document.
Abandonment can shorten your time
This is the part that catches people. Moving out does not by itself end your rights, but a property that is legally found abandoned can lose most of its redemption period. For the cases above, the period drops to one month under section 3241, or 30 days under section 3241a.
Abandonment is a legal determination, not a feeling about whether you still live there. It involves the condition of the home and the notices given to the purchaser. If you decide to move out during redemption, state guidance says to give the purchaser the required 10-day notice of your move-out date. Skipping it can expose you to additional liability and weaken your position if an eviction case follows.
If you are thinking of leaving the house early, talk to a housing counselor or an attorney first. Do it before you pack the truck, not after.
What you can and must do while you wait
During redemption you can stay in the home. Michigan Legal Help confirms you can continue to live there during this time. You are not making mortgage payments, because the mortgage has been foreclosed. That does not mean the home is free of obligations.
Your responsibilities
- Keep the home in good condition. Do not strip fixtures, let pipes freeze or ignore damage.
- Pay utilities and keep insurance active. A lapse can bring inspections and put your right to stay at risk.
- Allow inspections. The purchaser may inspect the interior and exterior during the period. Refusing reasonable requests, or ignoring imminent damage, can let the purchaser ask a court for possession before the original deadline, as the state toolkit explains.
- Keep records. Save every letter, email and text about inspections, with dates.
What it costs to redeem
Many people assume they must pay the full loan balance. That is often wrong. The redemption amount is generally what the purchaser bid at the sheriff's sale, plus interest, sheriff's fees and certain expenses the purchaser paid, such as taxes or insurance. The Macomb County Register of Deeds describes this and notes that homeowners can request a payoff figure there.
If the home sold for far less than the debt, the redemption cost can be much lower than the original balance. That gap matters for two reasons. It may make refinancing or a family loan more realistic. It may also make a sale more workable, because the amount needed to clear the purchaser's claim is smaller.
The exact number is not something to estimate. It changes with interest and costs, and it is stated on documents you can get.
Get the sheriff's deed
Obtain a copy of the sheriff's deed and its certificate of sale from your county Register of Deeds. According to the county's guidance, this record is the definitive source for your deadline and the amount due. Websites, including this one, can summarize the law. Only your deed tells you your date.
Your four realistic options
1. Redeem the property
Pay the full redemption amount before the deadline and the sale is undone. This usually requires a lump sum, so most people get there through refinancing, savings or help from family. Lenders can be hesitant to fund a loan on a home in redemption, so start early and confirm timing in writing.
2. Sell the home during redemption
If you cannot fund the payoff, selling can still let you control the outcome. A buyer who closes before the deadline can pay the redemption amount, and any remaining proceeds go to the seller. Whether there are proceeds depends on the home's value against the redemption amount and any other liens. The sale has to close before the period ends, so a timeline of months on the open market is risky. A traditional listing involves showings, buyer financing and repairs, any of which can run past a six-month window that is already partly used. Our page on selling a house before foreclosure in Michigan explains how a direct sale compares.
3. Negotiate a move-out plan
Some homeowners decide to leave. Doing it on your own schedule, with notice given properly, is better than waiting for an eviction. Remember the abandonment rules above before you vacate.
4. Do nothing
If the deadline passes with no redemption, ownership transfers to the purchaser and you lose the right to reclaim the home. The purchaser can then start eviction. This is the outcome to plan against.
Timeline: where redemption fits
Knowing where you are in the process helps you see how much time remains. MSHDA's stages of foreclosure places the start of foreclosure at day 121 of delinquency if default is not resolved and no hardship application has been received. The sheriff's sale date is then set and published in the county newspaper for four consecutive weeks. The redemption period begins at the sale.
So the broad order is:
- Missed payments and lender contact.
- Notice of foreclosure, and the chance to seek loss mitigation or a loan modification.
- Sheriff's sale after publication.
- Redemption period, usually six months.
- Deadline passes, or you redeem, or you sell.
Loss mitigation options can still be available before the sale. The more of these steps you act on early, the more choices you keep. The redemption period is the last stage, not the first one to use.
Our perspective at StoneBridge
We buy homes across Michigan, including houses that need repairs and homes facing foreclosure, so we talk with owners at every stage of this timeline. A few things stand out.
First, owners wait too long. The redemption period feels long at six months, but a sale, a refinance or a move all take time, and each is harder with a few weeks left. Start in the first month, not the fifth.
Second, condition should not be the reason a sale falls apart. We buy as-is, so a home that needs work does not need to be repaired before we make an offer. There is no public listing and no obligation until an offer is agreed. That matters when you are under a deadline and cannot afford showings or a buyer's lender falling through.
Third, we recommend you confirm the numbers with the documents. We will work from your sheriff's deed and the redemption figure, and we encourage you to also speak with a housing counselor or attorney about your rights. We cannot give legal advice, but we can explain what a direct sale would mean in your timeframe, in plain terms, and be clear about what we can and cannot do.
— StoneBridge
Selling as an alternative to losing the home
A direct sale is not right for everyone. If you can refinance or redeem with your own funds and want to keep the house, that is a better path. If you cannot, or if you no longer want the home, a direct sale to a buyer who purchases as-is can reduce risk. Compare the types of buyer honestly:
| Route | Speed | Repairs needed | Fit for a redemption deadline |
|---|---|---|---|
| Traditional listing | Often months | Usually, to attract financed buyers | Risky if few weeks remain |
| Sale by owner | Varies | Usually | Risky without experience with title and liens |
| Direct cash purchase | Set by agreement | No | Better suited to short timelines |
If you are considering the owner-sold route, see our notes on selling a house by owner in Michigan. For the direct route, cash home buyers in Michigan covers how those sales work. If unpaid taxes or code issues are also in the picture, we have pages on selling a house with tax debt and selling a house with code violations.
How StoneBridge can help
If your home is in foreclosure, or has already gone to sheriff's sale, we can review it and make a direct offer. We buy houses in any condition, with no listing and no repairs on your side. Start with our foreclosure assistance page for Michigan homeowners, or go straight to selling your home as-is. Bring your sale date and, if you have it, your sheriff's deed, so we can work from the real deadline.
Mistakes to avoid
- Using a rule of thumb for your deadline. Six months is common, not guaranteed. Your deed decides.
- Moving out without notice. It can trigger abandonment and shorten the period.
- Letting insurance or utilities lapse. This can lead to early possession proceedings.
- Refusing inspections. Keep a log and cooperate reasonably.
- Waiting for the last month. Sales and refinances need runway.
- Paying anyone upfront on a promise to stop the foreclosure. Check with a HUD-approved housing counselor or a licensed attorney first. Michigan Legal Help is a good free starting point for foreclosure and eviction questions.
FAQ
Can I stay in my house during the Michigan redemption period?
Generally yes. You can continue to live in the home and you do not make mortgage payments during this time. You must still maintain the property, pay utilities and keep it insured. Refusing inspections or letting the home deteriorate can lead to early possession proceedings.
Is the redemption period always six months?
No. Six months is the standard period for most residential properties. It is 12 months if the amount claimed due is under two-thirds of the original loan, or for agricultural property, and it can drop to 30 days or one month if the property is legally abandoned. Check your sheriff's deed for your date.
How much do I have to pay to redeem?
It is typically the purchaser's sheriff's sale bid plus interest, sheriff's fees and allowed expenses such as taxes or insurance the purchaser paid. It is not automatically the same as your loan balance. Ask the county Register of Deeds for the payoff figure.
Can I sell my house during the redemption period?
Yes, as long as the sale closes and the redemption amount is paid before the deadline. Because time is limited, owners often choose a buyer who purchases as-is and can close on a short timeline. Confirm the details with a housing counselor or attorney.
Where do I find my exact redemption deadline?
Request a copy of the sheriff's deed and certificate of sale from your county Register of Deeds. Those documents state the sale date and the period that applies. Do not rely on a summary from a third-party website for a deadline this important.
Sources
- MCL 600.3240, Michigan Legislature
- Home Foreclosure, State of Michigan
- Home Foreclosure toolkit (PDF), State of Michigan
- Stages of Foreclosure, MSHDA
- Mortgage foreclosure, Macomb County Register of Deeds
- Foreclosure and Eviction for Homeowners, Michigan Legal Help