Back property taxes in Ann Arbor? Michigan can sell your home for unpaid taxes after 36 months of delinquency. We buy houses with tax liens — pay the taxes at closing, give you the difference in cash, save your credit.
Falling behind on property taxes in Ann Arbor, Michigan can spiral fast. Michigan counties begin tax sale proceedings after a fixed period of property tax delinquency. BuyHousesInCash buys homes with tax liens, tax delinquency, and even properties scheduled for tax sale. We pay the back taxes from sale proceeds at closing, so you never write a check. You walk away free of the tax burden with cash in hand.
Michigan property tax bills compound their consequences. The original tax becomes delinquent, then penalty interest, then collection fees, then attorney costs once the county initiates legal proceedings. A Ann Arbor homeowner who fell $4,000 behind two years ago typically owes $7,000-$9,000 by the time the tax sale is calendared. Cash sale proceeds pay it all at closing.
Mortgage servicers in Michigan sometimes pay delinquent property taxes themselves and force-place the amount into the loan balance, raising the monthly payment overnight to recover the advance plus interest. Ann Arbor borrowers occasionally find their $1,400/month mortgage jumps to $1,950 after a tax-escrow shortage. The lender treats it as a default risk; the next step is acceleration.
Tax liens in Michigan are mostly senior to mortgage liens, which means a tax sale can extinguish the mortgage entirely. Ann Arbor homeowners who fall behind on property taxes while current on their mortgage occasionally discover their lender paid the taxes and added them to the loan balance — at a punitive rate. Either path destroys equity; selling clears both at closing.
Michigan tax sale calendars are predictable: counties give homeowners 36 months of delinquency before initiating sale procedures, though the exact trigger varies by jurisdiction. Ann Arbor property owners in Washtenaw County receive a series of escalating notices, but most don't realize the certificate gets sold to investors well before any actual loss of title. By then, redemption costs include the investor's interest premium, which compounds monthly.
Michigan tax sales in Washtenaw County run on an annual or biannual cycle. Ann Arbor properties enter the eligibility pool after the statutory delinquency period. BuyHousesInCash buys before the sale to preserve owner equity beyond what the tax-deed holder would.
No obligation. We close at a Washtenaw County title company.
Call (555) 555-CASHMichigan can typically begin tax sale proceedings after 36 months of delinquency. The county or municipality issues a tax certificate to investors, and after a redemption period, the property can be sold at auction. BuyHousesInCash can typically close before tax sale in Ann Arbor as long as you contact us before the auction date is finalized.
No. BuyHousesInCash pays all delinquent property taxes, penalties, and interest from the sale proceeds at closing. The title company in Michigan disburses funds to the county tax collector, clears the lien, and the remaining cash goes to you. You write zero checks. This is one of the biggest reasons homeowners with Ann Arbor tax delinquency choose us.
Even after a tax certificate is sold to an investor, Michigan provides a redemption period during which you can pay off the certificate plus interest and reclaim your property. BuyHousesInCash can buy your home and redeem the certificate at closing during this window. Don't wait until the redemption period expires — call us as soon as possible.
Yes. Federal IRS tax liens against you personally do attach to Ann Arbor real estate. The IRS has procedures (Form 14135) to discharge a property from the lien at closing in exchange for paying the lien amount or a portion. BuyHousesInCash works with title companies experienced in IRS lien discharges. Michigan state tax liens follow similar processes.
The math has to work — sale proceeds need to cover the back taxes plus our offer price. If you have $50,000 in back taxes on a $200,000 Ann Arbor home, we have plenty of room. If back taxes are $180,000 on a $200,000 home, the offer becomes minimal. We'll run the numbers transparently and tell you what you'd net before any commitment.
Common scenario. Both get paid off at closing from sale proceeds. The title company disburses to the lender (mortgage payoff) and the Michigan tax collector (delinquent taxes), then any remaining equity goes to you. We handle multi-creditor closings in Ann Arbor regularly — it adds about 3-5 days to closing time but isn't a deal-breaker.
Most Michigan counties will postpone or cancel a scheduled tax sale once they receive proof of a pending sale to a buyer who will pay off the delinquent taxes. BuyHousesInCash' title company submits the contract and proof of funds directly to the Ann Arbor tax office to halt the sale. We've stopped tax auctions with as little as 5 days notice.
Selling to BuyHousesInCash doesn't directly impact credit. The negative items — late mortgage payments, judgments, the tax lien itself — already affect your credit. Selling clears those liens, which over time helps your credit recover. Compare to a tax sale: losing the home plus continued lien on credit report. The voluntary sale is almost always the better credit outcome.
Generally no, beyond standard capital gains rules. Michigan treats the tax-payoff at closing as part of the sale settlement. Washtenaw County tax professionals can confirm specifics for your situation.
Cash buyers in Ann Arbor, MI typically pay 70-85% of after-repair value, then deduct the tax owed to Washtenaw County from the seller's net. The seller still walks away with positive proceeds in most cases.
No. Michigan cash buyers cover standard closing costs including title work, recording fees, and tax-payoff processing. The Washtenaw County back taxes are paid from sale proceeds, not on top of the offer.
Sometimes. We resolve them at closing. BuyHousesInCash title in Washtenaw County identifies lien buyers and pays them their statutory return, freeing the property to transfer.
Michigan requires 36 months of property tax delinquency before tax-sale eligibility in most jurisdictions. Washtenaw County specifics may vary. Check with the tax collector to confirm your exact timeline.
Most Washtenaw County tax sales use a certificate-auction process where investors bid on the right to collect the delinquency plus interest. The homeowner retains a redemption window (often 1-3 years in Michigan) during which they can pay off the certificate plus accumulated interest and reclaim clean title. BuyHousesInCash regularly closes during this redemption window, paying the certificate as part of the closing.
Inheritance of tax-delinquent properties in Michigan adds layers of timing. The heir must establish authority before resolving taxes; the Washtenaw County clock continues running. BuyHousesInCash closes during probate with court authorization, addressing both issues simultaneously in Ann Arbor.
Heirs inherit property with tax delinquency in Ann Arbor more often than families realize. The deceased's last few years often included missed payments, accumulated penalties, and tax sale notices that family members weren't tracking. Washtenaw County tax assessor records show that probate-stage tax delinquencies are roughly 20% of all annual tax-sale cases.
Tax-sale redemptions in Michigan are governed by statute MCL and vary in length from a few months to several years. Washtenaw County's specific redemption period is published on the assessor's website. BuyHousesInCash closes during any redemption window, paying the redemption amount as part of the closing settlement statement.