If you’ve been through a foreclosure sale in Michigan and you’re wondering whether you can still sell your home before the redemption period expires — the answer is yes, in most situations. Michigan law gives homeowners a redemption period after a foreclosure sale specifically to allow time to either redeem the property or sell it and recover whatever equity remains.
But here’s what too many Michigan homeowners don’t realize until it’s too late: the redemption period is finite, it’s running right now, and once it expires, your right to sell disappears. The lender takes ownership and any equity above the foreclosure sale price that could have been yours is gone.
I work with homeowners in exactly this situation across Genesee County — in Burton, Davison, Flint, Grand Blanc, and the surrounding area. As a licensed REALTOR® with RE/MAX Edge, I can list your home on the open market to maximize your sale price. And through Genesee County Home Buyers, I can make a direct cash offer with a fast close — often in as little as 7–14 days — which is critical when the redemption clock is running. Both options are on the table, and I’ll tell you honestly which one fits your situation.
This guide explains how Michigan’s redemption period works, what your options are, and how to move fast enough to protect whatever equity you have left.
Don’t Let the Clock Run Out
Need a Fast Sale During Your Redemption Period?
Genesee County Home Buyers can close in as little as 7–14 days — no repairs, no showings, no waiting.
What Is the Redemption Period in Michigan?
Michigan provides one of the longer redemption periods in the country. After a foreclosure sale (the sheriff’s sale), the homeowner retains a right of redemption — the legal right to reclaim the property by paying the full amount of the foreclosure judgment plus interest, costs, and fees.
The length of the redemption period depends on the circumstances of the foreclosure:
| Situation | Redemption Period |
|---|---|
| Property is 3+ acres OR loan balance exceeds 2/3 of original loan amount | 12 months |
| Residential property, under 3 acres, loan balance less than 2/3 of original amount | 6 months |
| Property abandoned (lender obtains court order) | 30 days |
For most homeowners in Genesee County dealing with a residential property on a standard lot, the redemption period is 6 months from the date of the sheriff’s sale. Under Michigan Compiled Laws MCL 600.3240, that window is strictly enforced — it does not pause, it does not extend, and it does not reset.
Can You Legally Sell During the Redemption Period?
Yes. During the redemption period, the homeowner retains certain rights to the property — including the right to sell it. A sale during the redemption period works like this:
- The homeowner sells the property to a buyer. Sale proceeds are used to pay off the full redemption amount — the original bid price plus statutory interest plus any allowable costs.
- If the sale price exceeds the redemption amount, the homeowner keeps the difference. This is the equity protection mechanism — and it’s the primary reason to sell during redemption rather than letting the period expire.
- If the sale price is less than the redemption amount, a short sale may be required, involving lender negotiation. Not all lenders approve short sales during the redemption period, but many will — particularly when the alternative is a prolonged REO property situation.
- The buyer receives clean title once the redemption amount is paid through escrow at closing.
⚠️ Critical Timing Warning
A traditional MLS sale takes 30–45 days from accepted offer to closing. If you have 6 months of redemption and you wait 4 months to act, you may not have enough runway to close before the period expires. A cash sale through Genesee County Home Buyers can close in 7–14 days — meaning you can act much later and still protect your equity. Either way: act early. Every week of delay costs you options.
What Happens If You Don’t Sell Before the Redemption Period Expires?
When the redemption period expires without the homeowner redeeming or selling the property, the purchaser at the sheriff’s sale (usually the lender or a third-party bidder) receives a sheriff’s deed and takes full ownership. At that point:
❌ What You Lose
- All remaining equity above the sheriff’s sale bid
- The right to sell or transfer the property
- The right to remain in the home without eviction
- Any improvements or fixtures you’ve added
✅ What Acting Before Expiration Protects
- Whatever equity exists above the redemption payoff
- Your ability to control the sales process and timeline
- A cleaner exit that supports credit recovery
- Dignity of a voluntary sale vs. eviction
Your Three Sale Options During the Redemption Period
Fastest — Best When Time Is Short
Option 1: Cash Sale to Genesee County Home Buyers
Through Genesee County Home Buyers, I can make a direct cash offer on your home and close in as little as 7–14 days. No repairs, no showings, no waiting on buyer financing or appraisals. You know exactly what you’re getting and exactly when you’re closing. The trade-off is that cash offers are typically below full market value — but in a redemption period situation where time is your scarcest resource, speed and certainty often outweigh a higher sale price that closes too late to matter. This is the right option when your redemption period has 30–60 days remaining or when the property needs significant work that makes traditional listing impractical.
Maximum Equity — Best When Time Allows
Option 2: Traditional MLS Listing with James Grennay
As a licensed REALTOR® with RE/MAX Edge, I can list your home on the open MLS market to attract the broadest pool of buyers and achieve the highest possible sale price. A traditional sale typically takes 30–45 days from accepted offer to closing. If you have 90+ days remaining on your redemption period and the home is in reasonable condition, this path almost always returns more money than a direct cash sale. I’ll market the property, manage showings, negotiate offers, and coordinate with the title company on the redemption payoff. This is the right option when your redemption period has enough runway and maximizing your equity recovery is the priority.
When Sale Price Is Less Than Redemption Amount
Option 3: Short Sale with Lender Approval
If the property’s current market value is less than the full redemption payoff amount, a short sale may be possible — with lender approval. The lender agrees to accept less than the full redemption amount in exchange for avoiding the ongoing cost of managing an REO property. Short sales require lender cooperation, take longer than standard sales, and make the timeline even more critical. Not every lender will approve a redemption-period short sale, but many will when presented with documentation of hardship and a credible sale contract. I can evaluate whether this path is viable for your specific situation.
“The homeowners who protect the most equity are the ones who call me in month one or two of the redemption period — not month five. By the time they’re three weeks from expiration, the options have narrowed to a cash offer or nothing. The redemption period is an asset. Treat it like one.”
— James Grennay · RE/MAX Edge & Genesee County Home Buyers · 810-893-2288
Cash Sale vs. MLS Listing: Which Is Right for Your Situation?
| Factor | Cash Sale (GCHB) | MLS Listing (James Grennay) |
|---|---|---|
| Time to Close | 7–14 days | 30–45 days |
| Sale Price | Below market (as-is) | Full market value |
| Repairs Required | None — sold as-is | May be needed for best price |
| Showings | None | Yes — standard process |
| Financing Risk | None — cash closes | Buyer financing could fall through |
| Best When… | 60 days or less remaining | 90+ days remaining |
| Property Condition | Any condition | Best for move-in ready |
What Happens If You Don’t Act?
When the redemption period expires without action, the purchaser at the sheriff’s sale receives a sheriff’s deed and takes full legal ownership. You lose all remaining equity, the right to sell, and the right to remain in the home. Eviction proceedings can begin immediately after expiration. The equity that could have been yours — even from a below-market cash sale — is simply gone.
The only scenario where letting the period expire makes sense is if there is zero equity above the redemption payoff and the lender will not approve a short sale. In every other situation, acting is better than waiting. Even a cash offer below market value returns real money to a homeowner who would otherwise receive nothing.
Living in the Home During the Redemption Period
Michigan homeowners generally have the right to remain in the property during the redemption period. However, you are required to maintain the property — deliberately damaging it or removing fixtures can expose you to legal liability and may shorten your redemption period if a court determines abandonment. If you are renting the property, tenants have separate protections under Michigan law. The Michigan Legal Help website covers tenant rights in foreclosure situations in detail.
Michigan Resources for Homeowners Facing Foreclosure
- MSHDA Foreclosure Prevention — Michigan housing authority resources including counseling referrals and assistance programs.
- MCL 600.3240 — Michigan’s redemption period statute. Your attorney should review this for your specific situation.
- Michigan Legal Help — Free legal information for Michigan residents on foreclosure and redemption.
- HUD-Approved Housing Counselors — Free counseling from HUD-certified counselors available in Genesee County.
- CFPB Mortgage Help — Federal resources including information on loss mitigation options.
- Genesee County Register of Deeds — Verify your sheriff’s deed and redemption expiration date here.
What to Do Right Now
- Find your exact redemption expiration date. It’s on the sheriff’s deed recorded at the Genesee County Register of Deeds. If you don’t know this date, find out today.
- Call me for a free market analysis. I’ll tell you whether a sale would yield enough to cover the redemption payoff and leave equity in your pocket — and which sale option (cash or MLS) makes sense given your timeline.
- Consult a Michigan real estate attorney. The legal mechanics of a redemption-period sale involve specific statutory requirements. Verify any attorney’s license at michigan.gov/lara.
- Act — don’t wait. If a cash sale is the right path, Genesee County Home Buyers can move in days. If an MLS listing is better, we need to be active now to allow enough time to close before expiration.
- Do not strip the property. Removing fixtures or appliances can expose you to legal liability and potentially shorten your redemption period.
📋 Legal Disclaimer
This guide provides general information about Michigan’s redemption period and is not legal advice. Every foreclosure situation involves specific facts — loan type, foreclosure method, property characteristics, lender policies — that affect your options. Consult a licensed Michigan real estate attorney before making any decisions about your property during the redemption period. James Grennay is a licensed Michigan REALTOR® — not an attorney — and does not provide legal advice.
Need to Close Fast?
Get a Cash Offer in 24 Hours
No repairs. No showings. Close in 7–14 days.
Want Maximum Equity?
List on the Open Market
Full MTA listing. Highest sale price. 100+ closings.
RE/MAX Edge · 405 S. State Rd., Davison, MI 48423 · Jamesgrennay@remax.net · Serving all of Genesee County