By Aaron Kendall, Associate Broker and REALTOR® – Keller Williams Northern Michigan

If you’re hoping that foreclosure proceedings take a break during Northern Michigan’s brutal winters or pause for the holidays, I need to be honest with you: they don’t. The legal process moves forward regardless of whether there’s three feet of snow on the ground or whether it’s Christmas Eve.

In my years serving Northern Michigan families through real estate challenges, I’ve seen too many homeowners lose valuable time believing that somehow winter would give them breathing room. It doesn’t work that way, and understanding this reality now could make all the difference in protecting your home and equity.

Understanding the Timeline: Foreclosure Doesn’t Freeze

Michigan’s foreclosure process follows a strict legal timeline that continues straight through winter:

Notice of Default

• Arrives after several missed payments, formally notifying you that foreclosure proceedings may begin. This doesn’t pause because it’s cold outside.

Publication Period

• Requires four consecutive weeks of newspaper notices advertising the foreclosure sale. County clerks don’t take a winter vacation—these notices run every single week, including during the holidays.

Sheriff’s Sale

• Happens at the county courthouse throughout Northern Michigan, even in January and February. The courthouse doesn’t close because it’s cold outside.

Redemption Period

• Gives you six to twelve months to reclaim your property after the sale, depending on your specific circumstances. This clock keeps ticking through every season.

My commitment to you is providing clear information: none of these steps stops for winter weather or holiday celebrations. The process that began in fall will continue through winter and into spring unless you take action.

Why Northern Michigan Winters Make Everything Harder

Let’s talk honestly about the unique challenges we face up here. Winter in Northern Michigan isn’t just inconvenient—it’s financially demanding in ways that can push struggling homeowners over the edge.

Heating costs

• Are no joke when temperatures stay below freezing for weeks. I understand this feels overwhelming: you’re already behind on mortgage payments, and now you’re watching your utility bills double or triple. You have to heat your home—that’s not optional—but every dollar going to heat is a dollar that can’t go toward catching up on your mortgage.

Holiday financial pressure

• Adds another layer of stress. Even when you’re trying to keep things minimal, there are expectations. Kids deserve something under the tree. Family gatherings have associated costs. These aren’t frivolous expenses—they’re about maintaining normalcy and dignity during an already difficult time.

Seasonal employment realities

• Hit hard in our region. Tourism slows dramatically. Construction stops. Landscaping businesses close until spring. If your income depends on any of these industries, winter can mean reduced hours or no work at all. You’re not being irresponsible—you’re dealing with the economic reality of living in Northern Michigan.

Winter emergencies

• Drain whatever savings you might have protected. Furnaces fail at the worst possible times. Pipes freeze and burst. Your vehicle needs immediate repairs to stay safe on icy roads. These aren’t choices—they’re survival necessities that compete directly with your mortgage payment.

The Emotional Weight: You’re Not Alone

There’s something particularly painful about facing foreclosure during the holidays. While neighbors hang lights and plan gatherings, you’re lying awake wondering if this is your last winter in the home where you’ve built your life.

I’ve sat across the table from countless Northern Michigan families in this exact situation. The shame, the isolation, the feeling that you’re the only one struggling—these emotions are real, and they’re heavy. But here’s what I want you to know: you’re not alone, and feeling this way doesn’t mean you’ve failed.

What I’ve learned serving families through these challenges is that the people who come out the other side in the best possible position are the ones who reach out for help early. Not because they’re stronger or smarter—simply because they gave themselves more options to work with.

Your Options Still Exist—But Time Matters

Let’s talk through your options honestly, because understanding them now is crucial.

Contact your lender immediately.

• In my experience, most lenders would rather work out a solution than complete a foreclosure. They’re losing money on foreclosures too. Many offer loan modifications, repayment plans, or forbearance agreements. But you have to initiate that conversation—they won’t chase you down to offer help.

Explore Michigan’s foreclosure prevention programs.

• The Michigan State Housing Development Authority (MSHDA) provides counseling and financial assistance specifically for homeowners facing foreclosure. These programs exist to help people exactly like you, and they’re available year-round.

Consult with a foreclosure attorney.

• Michigan’s foreclosure laws are complex, and there may be defenses or opportunities available that you’re unaware of. Many attorneys offer free initial consultations. Taking that step doesn’t mean you’re giving up—it means you’re getting informed.

Consider all alternatives realistically.

• Sometimes keeping the house isn’t the best path forward, and recognizing that takes courage, not defeat. A short sale or deed-in-lieu of foreclosure can help you avoid the full credit impact of foreclosure while protecting whatever equity remains. My commitment is to help you understand all your options, not to push you toward any particular outcome.

The Biggest Mistake: Waiting for Spring

The most damaging thing I see homeowners do is delay action, thinking “I’ll handle this after the holidays” or “I’ll figure something out when things warm up.” I understand the impulse to avoid dealing with painful situations during an already stressful season. But here’s the truth: every week that passes reduces your options.

That redemption period I mentioned? It’s counting down whether you’re taking action or not. Those programs that could help? They work better when you have more time before the sale date. Your lender’s willingness to negotiate? It decreases as you get closer to foreclosure completion.

Winter in Northern Michigan doesn’t last forever, but waiting until spring might mean you’ve waited too long.

Taking the Burden Off Your Shoulders

If you’re reading this and recognizing yourself in these situations, here’s what I want you to do: reach out for help this week. Not next month, not after the holidays—this week.

Whether that means calling your lender, contacting a HUD-approved housing counselor, consulting with an attorney, or reaching out to me directly, take that first step. You don’t have to have all the answers. You don’t have to know exactly what you want to do. You just have to start the conversation. If you want to chat with my expert Northern Michigan Real Estate Pro Assistant first to gather information click HERE to get started.

In my years serving Northern Michigan families, I’ve never once seen someone regret getting help too early. I’ve seen plenty regret waiting too long.

Your situation might feel hopeless right now, but every challenge has a solution—we just need to find the right one for your specific circumstances. Winter might make everything feel colder and harder, but it doesn’t have to be the season you lose your home.

Let’s talk through your options honestly and figure out the best path forward together. You’re in capable, caring hands, and my commitment to you is unwavering support through this difficult time.

---

Facing foreclosure this winter in Northern Michigan? Don’t let the season slip away while your options narrow. Reach out today—your future self will thank you for taking action now.