Legacy and Heirs’ Properties in Calhoun County, Michigan

Like many communities in Michigan and across the country, Calhoun County has several neighborhoods impacted by vacancy and abandonment, including the Washington Heights neighborhood in Battle Creek. Washington Heights is the only majority-Black neighborhood in Battle Creek and has seen some of the greatest population decline in the city over the last 10 years. A key challenge for Washington Heights residents has been the loss of property through tax foreclosure, particularly situations where an owner passed away without any estate planning in place. This leaves properties in legal limbo and usually results in fractured title, a phenomenon often referred to as “heirs’ property.” The lack of clear ownership prevents heirs from accessing important programs like property tax foreclosure prevention and property maintenance support. Without access to those resources, and often with limited means themselves, heirs may struggle to keep up with maintenance and financial obligations. That results in properties falling into disrepair and property tax foreclosure, resulting in the family’s loss of property and equity. Many heirs’ properties were ultimately demolished because of severely deteriorated conditions.

Over 250 properties in Washington Heights are now held by the Calhoun County Land Bank Authority (CCLBA). For the last several years, CCLBA has been working with the Washington Heights Neighborhood Advisory Committee (WHNAC) to develop and implement a land reuse strategy for the neighborhood. Through that work, the CCLBA received multiple requests from family members to purchase land bank property that was formerly owned by relatives. The CCLBA and local stakeholders refer to these potential purchasers as “legacy purchasers.”

In 2024, the CCLBA reached out to the Center for Community Progress for support in developing a strategy around this issue, including updated policies and programming. This memorandum summarizes that work, with two attachments detailing program considerations and specific proposed policy changes.

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