Michigan Property Records
Title Search | Lien Search | Deed Retrieval | Land Contract Research | Chain of Title
U.S. Title Records provides professional property records examination for all 83 Michigan counties. Our abstractor network has direct access to Register of Deeds databases, County Equalization departments, and court judgment dockets across every Michigan recording jurisdiction. Land contract capital of the United States. 6-month foreclosure redemption. Proposal A assessment cap. Reports from $29.
Professional Property Records Research for All 83 Michigan Counties
Michigan processes more land contract (contract for deed) transactions than any other state in the country, creating title examination requirements that most national title search services are not equipped to handle. Since 2009, U.S. Title Records has maintained a specialized abstractor network across all 83 Michigan counties with direct access to Register of Deeds databases, County Equalization department assessment records, and court judgment dockets. Our Michigan practice was built to address the specific risks of this market: verifying that land contract sellers actually hold clear title, identifying existing mortgages that could trigger foreclosure during an active contract, and calculating the Proposal A tax uncapping that buyers face after purchase.
Michigan property records present unique challenges that require specialized knowledge. Michigan has the highest volume of land contract (contract for deed) transactions in the United States, creating title conditions that most out-of-state abstractors have never encountered. The state's Proposal A assessment cap means a property's taxable value can be far below its market value, and new buyers face a dramatic tax increase when the value "uncaps" after purchase. Michigan's dual foreclosure system (judicial and foreclosure by advertisement) with a standard 6-month right of redemption creates a waiting period that directly affects auction buyers.
When you order a Michigan property records examination from U.S. Title Records, you receive a professional report prepared by an abstractor with direct experience in the specific Michigan county and its Register of Deeds system. Michigan uses liber and page (book and page) numbering, and every report includes these recording references along with statutory citations and professional analysis. No login, no subscription, no contracts.
Land Contract Due Diligence Expertise
Michigan is the land contract capital of the United States. Before entering any land contract, the buyer needs a Full Owner Lien Report ($195) on the property AND the seller. Our abstractors verify whether the seller holds clear title, identify existing mortgages that could result in foreclosure during the contract, and confirm no judgment liens or tax delinquencies exist. See our seller financing guide for additional due diligence steps.
Proposal A: The Tax Uncapping Problem
Under Proposal A (MCL 211.27a), Michigan property is assessed at a taxable value that increases no more than 5% or the rate of inflation per year. But upon sale, the taxable value uncaps to the State Equalized Value (SEV = 50% of market value). A property held for 20 years may have a taxable value far below market. Our Property Detail Report ($29) shows BOTH taxable value and SEV so buyers can calculate their actual post-purchase tax obligation.
6-Month Redemption Period Awareness
After a Michigan foreclosure sale, the original owner retains legal title and possession for 6 months (reduced to 1 month for abandoned properties). Foreclosure auction buyers cannot take possession or obtain clear title until the redemption period expires. Our reports identify the foreclosure stage, redemption timeline, and all encumbrances that will survive the sale.
Michigan Property Records Report Options
Prepared by abstractors with direct Register of Deeds access across all 83 Michigan counties
Property Detail Report ($29)
Ownership verification and assessment data for any Michigan property.
- Current vested owner and form of tenancy
- Taxable value AND State Equalized Value (SEV)
- Principal Residence Exemption (PRE) status
- Open mortgages and land contracts of record
- Property characteristics and lot size
- Tax delinquency status (3 years triggers forfeiture)
- Most recent sale date and consideration
Full Owner Lien Report ($195)
Recommended for land contracts. Searches property AND owner personally.
- Everything in the $29 report
- All Register of Deeds recorded liens (mortgages, land contracts, construction liens, lis pendens)
- Court judgment lien search
- Michigan Dept. of Treasury tax warrant search
- IRS federal tax lien search
- UCC financing statement search
- Federal bankruptcy records
- Foreclosure stage and redemption status
- Free foreclosure status check
Expanded Title Search ($375)
The most comprehensive examination for Michigan property.
- Everything in the $195 report
- Complete chain of conveyance with all vesting instruments
- Easement and restrictive covenant research
- Legal description verification
- Flood zone determination
- Comparable sales data
- Liber and page recording references for every instrument
Additional: Deed Copy $45 | Title Search by Name $75/$535 | Lien Report $95 | Chain of Title $275 | Full schedule of fees
Who Needs Michigan Property Records Research
Our Michigan reports serve every participant in the real estate transaction
Land Contract Buyers
The most critical MI use case. Verify the seller holds clear title with no existing mortgages before signing. $195 report on property AND seller is the recommended minimum. See our seller financing guide.
Foreclosure Auction Buyers
Pre-bid due diligence identifying the 6-month redemption timeline, liens that survive the sale, and tax forfeiture risk. MI's dual foreclosure system demands verified auction research. $195 minimum.
Attorneys and Paralegals
Quiet title actions, estate administration, land contract disputes, and tax forfeiture proceedings. Reports with liber and page recording references and MCL statutory citations.
Out-of-State Investors
Michigan's affordable property prices attract national investors unfamiliar with Proposal A uncapping, land contracts, and 6-month redemption. Our reports explain MI-specific conditions. Asset searches beyond property records are available through U.S. Asset Records.
Michigan Land Contract Risk: The Seller's Existing Mortgage
The most dangerous condition in Michigan land contracts: the seller enters into a land contract with the buyer while the seller's existing mortgage remains on the property. The buyer makes payments to the seller. The seller is supposed to make mortgage payments to the lender from those payments. If the seller stops paying the lender, the lender forecloses, and the buyer loses both their payments and possession, even though the buyer has been paying on time.
This scenario is alarmingly common in Michigan. Before entering any land contract, the buyer should order a Full Owner Lien Report ($195) to identify all existing mortgages on the property and personal liens against the seller. If the seller has an existing mortgage, the buyer should insist on verification that the mortgage will be satisfied or require payments to be escrowed through a third party.
Michigan Property Records and Title Examination
Michigan property records are maintained by the Register of Deeds in each of the state's 83 counties. Michigan is a race-notice recording state under MCL 565.29. All instruments affecting real property are recorded with the Register of Deeds, including deeds, mortgages, discharges, land contracts, construction liens (MCL 570.1101 et seq.), and federal tax liens. Michigan uses a liber and page (book and page) numbering system for recorded instruments.
Four characteristics distinguish Michigan property records: (1) Michigan uses the Register of Deeds (not county recorder or county clerk), (2) Michigan has both judicial foreclosure and foreclosure by advertisement with a standard 6-month right of redemption under MCL 600.3240, (3) Michigan is the land contract capital of the United States, and (4) Proposal A (MCL 211.27a) caps annual assessment increases at 5% or inflation, with taxable value uncapping to SEV upon transfer. For free property records, many MI Register of Deeds offices provide online index access.
Dual Foreclosure System
Michigan permits both judicial foreclosure (through Circuit Court) and foreclosure by advertisement (non-judicial, MCL 600.3201 et seq.). Foreclosure by advertisement is more common. The lender records a Sheriff's Deed after the sale. The owner retains legal title and possession for 6 months (1 month for abandoned properties). During redemption, the auction buyer cannot take possession. For auction due diligence, a Full Owner Lien Report ($195) identifies all encumbrances and the foreclosure stage.
Transfer Tax (State and County)
Michigan imposes two transfer taxes on deed recordings: State Real Estate Transfer Tax of $3.75 per $500 (MCL 207.525) and County Real Estate Transfer Tax of $0.55 per $500 (MCL 207.505). Combined rate: $8.60 per $1,000 of consideration. For a $200,000 sale, total transfer tax is $1,720. Exemptions for family transfers, trusts, and government entities. Paid to the Register of Deeds at recording.
Michigan Recording System
How property records work across Michigan's 83-county Register of Deeds system
Register of Deeds System
Michigan uses the Register of Deeds (not county recorder) as custodian of all property records. Each of 83 counties has a Register who records and indexes all instruments: deeds, mortgages, discharges, land contracts, construction liens, federal tax liens, lis pendens, and other encumbrances. Michigan uses liber and page numbering. Our abstractors access Register of Deeds records directly in all 83 counties.
Property Tax: Summer and Winter
Michigan taxes are billed in two installments: summer tax (primarily school taxes, due July 1) and winter tax (county, municipality, remaining school, due December 1). Michigan has a Principal Residence Exemption (PRE) saving 18 mills of school operating tax. Delinquent taxes result in county forfeiture after 3 years under MCL 211.78 et seq. A Property Detail Report ($29) shows tax status, PRE, and delinquent balances.
Construction Liens (MCL 570.1101)
Under the Michigan Construction Lien Act, a general contractor must record a claim of lien with the Register of Deeds within 90 days of last furnishing labor or materials. Subcontractors must serve a notice of furnishing within 20 days. Foreclosure action within 1 year. Residential projects require specific notice requirements. A Full Owner Lien Report ($195) identifies all construction liens.
Michigan Lien Types
Key MI lien types: mortgages (Register of Deeds, life of loan), judgment liens (MCL 600.2801, 5 years renewable), construction liens (MCL 570.1101, 90 days to record), property tax liens (first priority, 3-year forfeiture), IRS federal tax liens (10 years, 120-day redemption), MI Dept. of Treasury tax warrants (MCL 205.29), land contracts (equitable interest lien), and lis pendens (MCL 600.2711). See our complete lien types guide.
How to Order a Michigan Property Records Examination
Six steps from property address to completed title report
Submit Address
Provide the MI property address through the order portal. We identify the correct county automatically.
Select Report
Choose from $29 to $375. For land contracts, the $195 Full Owner Lien Report is recommended.
Abstractor Assigned
A professional abstractor with direct experience in the specific MI county and its Register of Deeds begins examination.
Multi-Source Search
Register of Deeds, County Equalization, court judgments, MI Dept. of Treasury, UCC filings, and bankruptcy records all examined.
Report Compiled
Findings compiled into a formal title report with liber and page recording references and analysis.
PDF Delivered
Report via email in PDF. Email office@ustitlerecords.com with questions. For asset investigation, visit U.S. Asset Records.
Michigan Property Records Questions
Authoritative answers regarding Michigan real property records and title examinations
How Do I Search Michigan Property Records?
Submit the property address to U.S. Title Records for professional examination covering all 83 counties. Reports from $29 to $375. Free resources: Register of Deeds online portals (many MI counties provide free index access) and municipal assessor/equalization databases. However, free resources search only one office's database and cannot cross-reference judgment liens, state tax warrants, or land contract obligations.
Search MI Records →How Much Does a Michigan Title Search Cost?
Property Detail $29, Deed Copy $45, Name Search $75/$535, Lien Report $95, Full Owner Lien $195 (recommended for land contracts), Chain of Title $275, Expanded $375. Same pricing all 83 counties. Full schedule of fees.
Schedule of Fees →What Is the 6-Month Redemption Period?
After a Michigan foreclosure sale, the original owner has 6 months to redeem by paying the full sale price plus interest and costs under MCL 600.3240. The owner retains legal title and possession during this period. Reduced to 1 month for abandoned properties. Auction buyers cannot take possession or obtain clear title until redemption expires. A Full Owner Lien Report ($195) identifies the foreclosure stage and timeline.
Auction Buyer Guide →How Does Proposal A Affect MI Property Taxes?
Proposal A caps annual taxable value increases at 5% or inflation, whichever is less (MCL 211.27a). Upon transfer, taxable value uncaps to State Equalized Value (SEV = 50% of market value). A property held 20 years may have taxable value far below market. Buyers face a significant tax increase after purchase. A Property Detail Report ($29) shows both taxable value and SEV for post-purchase tax calculation.
Property Detail Report →What Should I Check Before a MI Land Contract?
Order a Full Owner Lien Report ($195) on the property to verify the seller holds clear title with no existing mortgages. Order a second report on the seller personally for bankruptcy, UCC filings, and personal judgments. Ensure the land contract is recorded with the Register of Deeds. Verify taxes are current (3 years delinquent triggers forfeiture). See our seller financing guide.
Full Owner Lien Report →What MI Counties Does USTR Cover?
All 83 Michigan counties at the same pricing: Wayne (Detroit), Oakland, Macomb, Kent (Grand Rapids), Genesee (Flint), Washtenaw (Ann Arbor), Ingham (Lansing), Kalamazoo, Ottawa, and all Upper Peninsula counties. No subscription or account required. For title examinations in multiple counties, order separately for each property. For asset investigation, visit U.S. Asset Records.
Search MI Records →Michigan Property Records FAQ
What is the Principal Residence Exemption?
The PRE exempts the owner's primary residence from 18 mills of school operating tax, resulting in substantial savings (often $2,000-$4,000+/year). Must be claimed at the local assessor's office. Non-primary residences (rentals, second homes) pay the full rate. A Property Detail Report ($29) shows PRE status.
What is a land contract in Michigan?
A contract for deed where the seller retains legal title until the buyer completes all payments. The buyer receives equitable title (possession and use). Land contracts must be recorded with the Register of Deeds to protect the buyer. If the buyer defaults, the seller can pursue forfeiture (MCL 600.5726) or judicial foreclosure. A Full Owner Lien Report ($195) is recommended before signing.
How does MI foreclosure by advertisement work?
Under MCL 600.3201 et seq., the lender records a Sheriff's Deed after the sale. The original owner retains title and possession for 6 months (1 month for abandoned properties). This is the more common foreclosure method. The auction buyer must wait until the redemption period expires. A Full Owner Lien Report ($195) identifies foreclosure stage.
How do I find who owns a MI property?
A Property Detail Report ($29) provides the vested owner. For all MI properties owned by a person, a Title Search by Name ($75 statewide) covers all 83 counties. See our property owner search guide.
What happens after 3 years of delinquent MI taxes?
Under the General Property Tax Act (MCL 211.78 et seq.), after 3 years of delinquent taxes the county initiates forfeiture proceedings. The county can obtain a tax deed and conduct a tax foreclosure sale, extinguishing the owner's interest. This 3-year threshold is critical for land contract buyers: if the seller stops paying taxes, forfeiture can occur before the buyer is aware.
Can I order without creating a login?
No. No account, subscription, login, or contract. Submit address through the order portal. One fee per property. Reports via email in PDF with liber and page references. Same pricing all 83 MI counties. For probate matters, see our dedicated page.
Search Michigan Property Records
Professional title examination for any property in all 83 Michigan counties. Register of Deeds records, land contract verification, foreclosure status, and lien identification. Reports from $29. For asset investigation, visit U.S. Asset Records.