How we help you work toward closing
We review the house as-is and give you a written cash offer and written terms before you commit. If you choose to move forward, closing is through a title company, which works through title and payoff details for the property.
Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think.
Signing the agreement does not itself change the date on a mortgage-sale notice. Keep following that date unless the lender or office handling the sale confirms a postponement. The postponement request does not change Michigan’s legal deadlines.
Which sale is on your notice?
A mortgage foreclosure and a delinquent property-tax foreclosure are separate processes. Identify the notice you received and keep the deadlines for each process separate.
Mortgage foreclosure and sheriff's sale
Michigan mortgage foreclosure by advertisement can lead to a public sheriff's sale. After the sale, six months is the most common redemption period, but shorter and longer periods apply. Redeeming requires the sale amount plus the interest and charges required by law, not just the missed payments. Have a title company or attorney confirm the exact deadline and amount for the property before relying on a closing date.
Read Michigan's rules for the public sale, sale adjournments, and redemption after sale. The Michigan State Housing Development Authority also explains the stages of foreclosure.
Delinquent property taxes
Unpaid property taxes follow a separate forfeiture and foreclosure process under Michigan's General Property Tax Act. A mortgage sheriff's-sale date and its redemption period do not replace a tax-foreclosure notice or deadline, or the other way around.
For the local tax process, use the Manistee County Treasurer's property foreclosure timeline and the County's Treasurer information. For statutory background, see Michigan's property-tax foreclosure law.
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront. Keep following any separate tax notice and its deadline.
If the payoff is the problem
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
Ask the lender or servicer for a current payoff statement. If you want to proceed, the title company can compare the payoff and other liens with the written sale terms. Whether a sale can close depends on the actual figures and any requirements for this property.
What happens next
- Call us or send the Manistee property address and the foreclosure or tax notice you have. You can start before you have every payoff or title detail.
- We review the house as-is and give you a written cash offer and written terms before you decide whether to commit.
- If you choose to proceed, a title company reviews title, payoff, tax, and lien details as we work toward closing.
- Keep following the current date on each notice until the lender, sheriff, or office handling that sale confirms a change.
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
Manistee County tax and foreclosure information
The Manistee County Treasurer handles delinquent real-property tax collection and provides foreclosure information. Its office is at 415 Third Street, Manistee, MI 49660; call 231-723-3173. Use the parcel and notice to identify the process and confirm its current instructions.
- Manistee County Treasurer — delinquent real-property tax and foreclosure information.
- Manistee County property foreclosure timeline — county information for the tax-foreclosure process, not a mortgage sheriff's-sale date.
- Michigan State Housing Development Authority foreclosure stages — statewide mortgage-foreclosure information.
Questions and contact
Compare possible sale proceeds
Use your own estimates for the written offer, mortgage payoff, liens, and other sale costs. The calculator is a planning estimate, not a property-specific offer or payoff quote.
Open the Manistee home-sale net-proceeds calculator →Questions about selling before foreclosure in Manistee, MI
Can I sell my Manistee house before a sheriff's sale?
A sale may still be possible if the payoff, title work, sale status, and time to close line up. Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think. Keep following the date on your notice unless the lender or office handling the sale confirms a change.
Is a mortgage foreclosure the same as a Manistee County tax foreclosure?
No. A mortgage foreclosure may lead to a sheriff’s sale, while delinquent property taxes follow a separate forfeiture and foreclosure process. The notices, offices, and deadlines are different. Check each notice on its own; a change to one sale date does not change the other.
How long is the redemption period after a Michigan mortgage sheriff’s sale?
Six months after the sale is the most common redemption period, but shorter and longer periods apply. Redeeming generally requires the sale amount plus required interest and charges, not just the missed payments. Have a title company or attorney confirm the property’s exact deadline and amount.
What if my mortgage payoff is more than my Manistee house is worth?
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before. Ask the lender for a current payoff so the title company can compare it with the written sale terms and other liens. Whether a sale can close depends on the actual figures and requirements for the property.
Do I have to pay back taxes before selling to you?
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront. This does not change a separate tax-foreclosure notice or deadline; keep following the instructions for that notice.
What happens after I contact USA Home Buyers?
We review the property and give you written offer terms before you decide whether to commit. If you choose to proceed, a title company works through title, payoff, and lien details toward closing. The current notices and sale status still control the available timing.
Talk through the property and notice
Call 888-274-5006 or share the Manistee property address and the notice you received.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the foreclosure or tax notice.