16040 TIMBER LINE DR WOLVERINE

WOLVERINE, Michigan, 49799

Tax DeedpendingSells Aug 21, 2026 · 22 days ago

View on map ↗

Opening bid

$31,607

Assessed value

$9,800

Market / AVM

—

Taxes owed

—

Parcel number: 251-T09-000-004-00
Case number: —
Land use: Vacant
Building: —
Acreage: 0.38
Lot size: —
Year built: —
Owner of record: —

Legal description

TIMBER LINE ESTATES SUBDIVISION, LOT 4. (SECS 23&26, T33N,R2W). 706/741.

Property facts enriched via mi-taxsaleinfo-sev · 8/1/2026

Aerial view of 16040 TIMBER LINE DR WOLVERINE — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 16040 TIMBER LINE DR WOLVERINE — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
Elevation 971 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.
4% of homes vacant year-round in Census Tract 9608
97 of 2,314 units vacant year-round, around or below the national tract average. A further 637 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 32%.
Tract median home value $160,800
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $56,867
Tract median household income. Sets what a local buyer can finance.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Michigan property search (BS&A / county) ↗search: 251-T09-000-004-00
Foreclosures and Delinquent Tax Sales ↗search: 251-T09-000-004-00
Recorded Document Search ↗search: 251-T09-000-004-00
Michigan Survey and Plat Records Search ↗search: 251-T09-000-004-00
Google Maps (parcel / address search) ↗

Cheboygan County rules

Sale type: Tax Deed
Redemption: Forfeiture/foreclosure process ends redemption rights before auction (roughly 2 years of delinquency)
Return if redeemed: N/A — outright deed transfer
Statute: Michigan Compiled Laws §211.78 et seq.

Full county profile →

Historical comps

17156 recorded outcomes in MI|Tax Deed (17156 with winning bid).

Sample size: 17,156
p(redeem) prior: 2%
Median sold: $3,900
Med bid/assessed: —

Calhoun County2025-10-31
Owned
$14,000
Berrien County2025-10-31
Owned
$5,700
Berrien County2025-10-31
Owned
$2,600
Calhoun County2025-10-31
Owned
$1,600
Berrien County2025-10-31
Owned
$1,100
Calhoun County2025-10-31
Owned
$1,000

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

$8,027

Do not bid — the numbers do not clear your margin.

Opening bid $31,607

Room to bid -$23,580

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $8,027 — target ~82% of ceiling.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $9,800 ÷ 0.5 assessment ratio. Michigan state equalized value is 50% of true cash value by constitution (Mich. Const. art. IX, § 3); taxable value may be lower still. The SEV published with these auction listings is taken from the delinquent tax year that was foreclosed upon, so it is typically several years stale — in a rising market it understates current value, and in a falling one it overstates it.

After-repair value: $19,600
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,568
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$825
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$5,880
Maximum bid: $8,027

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.
The opening bid of $31,606.61 is already above your ceiling of $8,027.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

Elevation 971 ft

Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

4% of homes vacant year-round in Census Tract 9608

97 of 2,314 units vacant year-round, around or below the national tract average. A further 637 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 32%.

Tract median home value $160,800

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $56,867

Tract median household income. Sets what a local buyer can finance.

Deal analysis

Your maximum bid

$8,027

Do not bid — the numbers do not clear your margin.

Opening bid $31,607

Room to bid -$23,580

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $8,027 — target ~82% of ceiling.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

After-repair value: $19,600
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,568
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$825
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$5,880
Maximum bid: $8,027

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.
The opening bid of $31,606.61 is already above your ceiling of $8,027.

Site & surroundings

Context

County records

Cheboygan County rules

Historical comps

Verify before you bid

Site & surroundings

Context

County records

Cheboygan County rules

Historical comps

Verify before you bid

AI risk brief