1. What this service is
Foreclosure Feed collects foreclosure notices that are published publicly under Michigan law before a sheriff's sale, and organizes them into a searchable dashboard and map. We gather notices from all 83 Michigan counties and refresh the data nightly.
By creating an account or subscribing, you agree to these Terms. If you don't agree, please don't use the service.
2. What it is not
We are not a consumer reporting agency.Foreclosure Feed is not a "consumer reporting agency" under the federal Fair Credit Reporting Act (FCRA), and the information we provide is not a "consumer report." You may not use this service to make decisions about a person's eligibility for credit, insurance, employment, housing or tenancy, or for any other purpose covered by the FCRA.
We also are not:
- A party to any foreclosure or sale. We don't originate foreclosures, represent lenders or borrowers, and have no role in any auction.
- A real estate broker, lender, or law firm. Nothing here is legal, financial, tax or investment advice. Consult your own professionals.
- An appraiser. See section 6.
- The publisher of these notices. The notices originate with foreclosing parties and their attorneys and are published as Michigan law requires.
If you contact property owners
Some subscribers use this data to reach out to owners. If you do, you alone are responsible for complying with the laws that govern that contact — including the Telephone Consumer Protection Act, the National Do Not Call Registry, state solicitation rules, and any applicable licensing requirements. We do not provide phone numbers, and we do not advise on outreach.
3. Accounts
You must be at least 18 and provide accurate information. You're responsible for keeping your password secure and for activity under your account. One account per person or business — accounts may not be shared, resold, or used by multiple people simultaneously.
Tell us promptly if you believe your account has been accessed without your permission.
4. Subscriptions, billing and cancellation
Paid plans are billed in advance through Stripe. Current pricing is shown on the pricing page and at checkout. We never see or store your full card number.
Automatic renewal
Subscriptions renew automatically — monthly plans each month, annual plans each year — at the then-current price, until you cancel. Your renewal date is shown in your account settings.
Cancelling
You can cancel at any time from your account settings, in a couple of clicks. No phone call or email required. When you cancel, your access continues through the end of the period you already paid for, and it does not renew after that.
Refunds
Payments are generally non-refundable, and we don't pro-rate partial periods. That said, if something went genuinely wrong — you were charged in error, or the service was materially broken — contact us and we'll make it right. We'd rather fix a problem than keep money we didn't earn.
Price changes
We may change prices. If we do, we'll give you notice before it affects a renewal, and you can cancel before then.
5. Accuracy and your duty to verify
Always verify before you act.Sheriff's sales are frequently adjourned, rescheduled or cancelled, sometimes without a further published notice. Notices may contain errors from their original source, and our parsing may occasionally be imperfect. Confirm every detail with the foreclosing attorney, the sheriff's office, or the county register of deeds before bidding, spending money, or making any commitment.
We work hard on accuracy and correct problems when we find them, but we do not warrant that any listing is complete, current, or free of error. We may add, change, correct or remove listings at any time.
6. Value estimates
An estimated value is not an appraisal.Where we show an estimated value, it comes from an automated model based on comparable sales, presented as a range alongside the last recorded sale price. The model does not know the property's condition, occupancy, title status, or any liens beyond the one being foreclosed. Distressed properties routinely sell far below such estimates. Treat it as a starting point for your own research, never as a valuation you can rely on.
Likewise, "amount owed" reflects the amount claimed due on the foreclosing lien only. It is not the total debt against the property and does not account for other mortgages, tax liens, judgments or fees.
7. Acceptable use
You may use the data for your own real estate research and business. You may not:
- Scrape, crawl, bulk-download or systematically extract the service by automated means
- Resell, republish, redistribute or sublicense the data, or build a competing product from it
- Share your login, or provide access to people outside your account
- Use the data for any FCRA-covered purpose (see section 2)
- Use it to harass, threaten or unlawfully solicit any person
- Attempt to breach, disrupt, overload or reverse-engineer the service
- Remove or obscure any notice of ownership
8. Our rights to the service
The underlying foreclosure notices are public records and we claim no ownership of them. Our compilation, organization, parsing, enrichment, software, design and brand are ours, and are protected by copyright and other laws. Your subscription grants you a limited, personal, non-exclusive, non-transferable right to use the service — not ownership of anything.
9. Disclaimers and limits on liability
The service is provided "as is" and "as available," without warranties of any kind, express or implied, including any implied warranty of merchantability, fitness for a particular purpose, accuracy or non-infringement. We don't promise the service will be uninterrupted, timely, secure or error-free.
To the fullest extent permitted by law, Foreclosure Feed LLC is not liable for any indirect, incidental, special, consequential or punitive damages, or for lost profits, lost opportunities, or amounts paid at auction — whether or not we were advised such damages were possible.
Our total liability for any claim relating to the service is limited to the amount you actually paid us in the twelve months before the claim arose. Some states don't allow certain limitations, so parts of this section may not apply to you.
You agree to indemnify and hold harmless Foreclosure Feed LLC and its members from claims arising out of your use of the service, your violation of these Terms, or your violation of any law or third-party right.
10. Ending your access
You can stop using the service and cancel at any time. We may suspend or terminate an account that violates these Terms, that we reasonably believe is being used unlawfully, or that we're required to act on by law. Where it's fair to do so, we'll refund the unused portion of a prepaid term.
Sections 2, 5, 6, 8, 9 and 11 survive termination.
11. Changes, governing law and contact
We may update these Terms. If we make a material change we'll post the new version here and update the effective date; continuing to use the service after that means you accept the change. If you don't, cancel.
These Terms are governed by the laws of the State of Missouri, without regard to conflict-of-law rules. Any dispute will be brought in the state or federal courts located in Missouri, and you and we consent to that jurisdiction.
If any provision is found unenforceable, the rest stays in effect.
Questions about these Terms?Use the contact form on any page. We read every message and reply by email.