Selling inherited land in Michigan
You can sell inherited land in Michigan once the right person has authority to sign the deed. Whether that takes full probate depends on Michigan's rules, the will, and the size of the estate.
Request an offerMichigan's small estate rules
In Michigan, the simplified small estate process can be used for real estate in some cases.
The threshold: Gross estate of $50,000 or less after funeral and burial expenses are shown to be paid. The amount is adjusted periodically under MCL 700.1210, so the current figure may be higher. The court orders property turned over to the surviving spouse or heirs, and heirs are liable for unsatisfied debts for 63 days.
Real property is included in the 'gross estate' under subsection (5). Debt on real property up to $250,000 is deducted from its value when testing the threshold. The transfer still requires a court order.
Law: MCL 700.3982. Confirm current figures with the probate court.
Steps to sell inherited land in Michigan
- Find the will, if there is one, and the deed or tax bill showing the parcel.
- Ask the probate court or an attorney which path applies: full probate, a small estate process, or another filing.
- Get written proof of who can sign, such as letters from the court. The title company will ask for it.
- If several heirs inherited the land, agree on the sale and the split in writing. See selling land owned by several heirs.
- Ask for a cash offer and compare it with a listing. Taxes and loans are paid from the sale at closing.
Taxes when you sell
Inherited land usually gets a stepped-up basis: its value on the date of death. If you sell close to that value, the taxable gain may be small. Our capital gains guide explains it. Ask a CPA about your numbers.
Michigan land at a glance
- Average farm real estate value: $7,000 per acre (2026, USDA).
- Average property tax on farmland: about $31.06 per acre per year (2022 Census of Agriculture).
- Transfer tax: $3.75 per $500 of value (0.75%), plus a county tax of 55 cents per $500 (0.11%), about 0.86% in total. Written instruments with consideration under $100 are exempt from both taxes.
- Seller disclosure: Michigan's seller disclosure form is not required for vacant land, but deeds for unplatted land must carry division-right and right-to-farm statements. The Seller Disclosure Act covers only 1 to 4 residential dwelling units (MCL 565.952). The deed statements are required by MCL 560.109(3) and (4). A seller who knows part of the land is a contaminated site must give the buyer written notice before the transfer (MCL 324.20116).
These are statewide averages, not an appraisal. See selling land in Michigan for county values, or try the land value estimator.
How a cash sale handles this
Liberty Acres is a family-owned cash land buyer. We buy land anywhere in the US, in any condition, including land with back taxes, inherited land and land with no road access. We pay back taxes and all closing costs, use no agents and charge no commissions, and close through a title company, escrow company or real estate attorney who pays you by wire or check.
Common questions
Do I need probate to sell inherited land in Michigan?
In Michigan, the simplified small estate process can be used for real estate in some cases. Real property is included in the 'gross estate' under subsection (5). Debt on real property up to $250,000 is deducted from its value when testing the threshold. The transfer still requires a court order.
Who signs the deed when inherited land in Michigan is sold?
The person with legal authority: usually the personal representative named by the court, or the heirs once title has passed to them. The title company confirms who must sign.
Do I pay tax when I sell inherited land?
Possibly, on gain above the stepped-up basis, which is generally the value on the date of death. See our capital gains guide and ask a CPA.
Sources
State rules last checked 2026-10-10. This is general information, not legal or tax advice. Rules vary by state, so talk to a local attorney or CPA about your situation.