Foreclosure in Ann Arbor
The Fine Print: straight answers on Ann Arbor real estate
Foreclosure in Ann Arbor: How Michigan’s Process Works and What Your Options Are
Written by Gerrit Stukkie, Broker/Owner, Block Real Estate Group
Foreclosure is confusing, stressful, and full of deadlines most people learn about too late. Whether you’re an Ann Arbor homeowner behind on payments or a buyer looking at a foreclosed property in Washtenaw County, you deserve someone who explains every step.
I’m Gerrit Stukkie. I handle complex and unconventional transactions, including foreclosures, across Ann Arbor and Washtenaw County. Here’s how it actually works.
How foreclosure works in Washtenaw County
Foreclosure rules come from Michigan state law, so the process here is the same as anywhere in the state. What’s local is where it happens and who’s involved.
Notice of sale. Most Michigan foreclosures don’t go through a courtroom. The lender publishes a notice of foreclosure in a local legal newspaper once a week for four weeks.
Sheriff’s sale. In Washtenaw County, the property is sold at a public auction held at the Washtenaw County Circuit Court. Bidders pay in cash or by cashier’s check.
Redemption period. For most homes, the homeowner has 6 months after the sale to buy the property back, and can keep living there during that time. The period can be as short as 30 days if the home is considered abandoned, and longer in some situations.
After redemption. If the home isn’t redeemed, the buyer at the sale gets full ownership and must go through the court eviction process to take possession.
If you own a home in foreclosure
You likely have more options and more time than you think. You also have firm deadlines, and every week you wait closes off choices.
Your options may include:
Selling before the sheriff’s sale. Ann Arbor’s market often means homeowners have equity worth protecting.
A short sale, if you owe more than the home is worth (requires lender approval)
Selling during the redemption period, which may let you keep equity that would otherwise go to the auction buyer
Working with your lender on a loan modification or repayment plan
Free local help
You don’t have to figure this out alone. These Washtenaw County resources are free:
Washtenaw County Housing Assistance: mortgage and tax foreclosure help for county residents. washtenaw.org/homebuyer-assistance
Behind on property taxes? The Washtenaw County Treasurer’s Property Tax Assistance Program can help with hardship exemptions, payment deferment, and avoiding tax foreclosure. Washtenaw.org/TaxHelp · 734-222-6600
Age 55 or older? The Housing Bureau for Seniors (Michigan Medicine) helps older homeowners deal with mortgage and property tax problems. 734-998-9339
HUD-approved housing counselors: find one near you at hud.gov.
Contact us at Block Real Estate. We’ll walk you through the numbers and timeline with no pressure and nothing held back. For legal questions, we’ll point you to a Michigan real estate attorney.
If you’re buying a foreclosure in Ann Arbor
Foreclosures can be real opportunities, but they don’t work like a normal purchase.
Sheriff’s sale purchases happen at auction, with payment due on the spot and usually no interior inspection. Winning the bid doesn’t automatically mean you own the home free and clear: the redemption period still applies, and the former owner can buy it back.
Bank-owned (REO) homes are listed after the redemption period ends. They’re often sold as-is, with bank paperwork and slower responses.
Expect surprises: title questions, deferred repairs, and timelines nobody controls.
Frequently asked questions
How long does foreclosure take in Michigan?
Foreclosure can begin once a homeowner is about four months behind. After the sheriff’s sale, most homeowners have a 6-month redemption period. Exact timing depends on the property and the loan.
Where are Washtenaw County foreclosure auctions held?
Mortgage foreclosure sales are held at the Washtenaw County Courthouse, 101 E. Huron St. in downtown Ann Arbor. The exact date and time are listed in each published notice of sale.
Can I stay in my home after the sheriff’s sale?
Generally yes, during the redemption period. After that, the new owner has to go through the court eviction process.
Can I sell my Ann Arbor home if it’s in foreclosure?
Often yes, before the sheriff’s sale and in many cases during the redemption period. Selling may let you keep equity you’d otherwise lose.
Is buying a foreclosure in Ann Arbor a good deal?
Sometimes. Discounts come with real risk: as-is condition, title issues, and the redemption period. Know what you’re walking into before you bid.
Do you work with foreclosures outside Ann Arbor?
Yes. We work throughout Washtenaw County.
Talk to Gerrit
No judgment. No information held back. Every decision explained.
[734.274.9521] · [Gerrit@theblock.realestate] · DM us on Instagram @blockrealestatea2
This guide is general information, not legal advice. Foreclosure rules depend on your loan and situation. Talk to a Michigan real estate attorney about your specific case.
