How to Sell Michigan Land Held in a Trust in 2026

Michigan land continues to draw serious buyers—from families and local builders to institutional timber and farmland investors. That demand can be a tailwind when you need to sell land held in a trust, but it also raises the stakes for pricing, due diligence, and getting the paperwork right.

Michigan’s market is shaped by a mix of private ownership and large-scale holdings. For example, more than 1.9 million acres of Michigan’s roughly 28 million acres of agricultural land is tied to substantial foreign interests as of 2023, according to the USDA as reported by USDA via Bridge Michigan. In the Upper Peninsula (U.P.), foreign ownership is also significant—1.19 million acres are owned by foreign countries as of 2025 data, according to the National Agricultural Law Center via MIRS. Nationally, foreign entities hold 3.5% of privately owned U.S. agricultural land, a trend drawing growing attention in Michigan, according to a 2025 study cited by Michigan State University.

On the forestland side, the U.P. includes some of the largest concentrated holdings in the state. The Rohatyn Group (TRG) controls 540,000 acres in Michigan’s Upper Peninsula—about 5% of all of Michigan’s privately owned forestland as of 2023—per USDA via Bridge Michigan. Federal records from 2023–2025 reports show the Government of Singapore Investment Corporation (GIC) owns more than 540,000 acres of U.P. forestland, according to USDA via Farmland Grab / Bridge Michigan. Other large holdings include Manulife Investment Management with 323,000 acres in the U.P. as of 2023, per USDA, and Lake Superior Land Co. with 141,000 acres in the U.P., with ownership based in the British Virgin Islands as of 2023, per USDA. GMO Threshold Timber also owns 430,000 acres of forest in Michigan as of 2023, according to USDA.

Recent deals reinforce how active the market remains. GIC spent more than $450 million to purchase over 540,000 acres of land in Michigan’s Upper Peninsula between 2021 and 2022, based on USDA records via Farmland Grab. In 2025, Lyme Great Lakes Holding LLC announced the purchase of 550,000 acres in the U.P. for $300 million in cash, as reported by WKFR / Up North Live. For trust sellers, these data points matter because they signal who may be buying, what due diligence they expect, and why clean title and clear trustee authority can make or break a closing timeline.

Understanding land trusts in Michigan

A trust is a legal relationship where a trustee holds and manages property for one or more beneficiaries. Land held in a trust can be easier to manage across generations, but selling it requires you to follow the trust’s rules precisely.

In Michigan, the most common structures used to hold real estate include:

• Revocable living trusts (often used for estate planning and to avoid probate)
• Irrevocable trusts (often used for asset protection, tax planning, or specific long-term beneficiary goals)

These trust types can affect who must approve a sale, how proceeds are distributed, and what tax outcomes may apply.

How to sell Michigan land held in a trust (step-by-step)

1) Review the trust document and confirm authority to sell

Start with the trust agreement (and any amendments). You need to confirm, in writing, that the trustee has the power to sell the property and to sign closing documents. Look for:

• The trustee’s explicit authority to sell, convey, or exchange real property
• Any restrictions (timing, minimum price, beneficiary notices, or limits on selling to certain parties)
• Whether co-trustees must act together and how disagreements are resolved
• Whether beneficiary consent is required (or recommended) before listing or accepting an offer

If anything is unclear, a Michigan attorney who focuses on trust administration can prevent delays later—especially when the buyer’s title company asks for proof of authority.

2) Verify title, legal description, and trust ownership records

Before you market the property, confirm the deed currently reflects trust ownership (and the trustee name is correct). Many closings stall because the vesting is outdated, a prior trustee has died, or the trust name doesn’t match recorded documents.

Ask a title company for a preliminary title commitment early. This helps you address common issues, such as old liens, missing releases, boundary disputes, or access easements, before a buyer finds them.

3) Price the land with current, location-specific data

Land pricing in Michigan varies widely based on county, road access, utilities, zoning, timber value, wetlands, and recreational features. Use a combination of:

• A professional appraisal (especially for larger tracts or unique parcels)
• Comparable sales of similar land types (recreational, agricultural, timber, development)
• Input from land-focused real estate agents who work your county

If your property sits in a region shaped by large institutional ownership—like parts of the Upper Peninsula—buyers may ask detailed questions about timber rights, conservation restrictions, and prior land management. The market’s scale is real: the Government of Singapore Investment Corporation (GIC) owns more than 540,000 acres of U.P. forestland per USDA via Farmland Grab / Bridge Michigan, while The Rohatyn Group controls 540,000 acres—about 5% of Michigan’s privately owned forestland—as of 2023 per USDA via Bridge Michigan.

4) Prepare the property and assemble a buyer-ready document package

Even vacant land sells faster when it’s easy to understand and inspect. Improve marketability by:

• Clearing trash and obvious hazards
• Marking corners and key boundaries (and ordering a survey if needed)
• Documenting access (public road frontage, recorded easements, seasonal roads)
• Gathering zoning confirmation, tax bills, maps, and any prior environmental reports

For agricultural land, buyers often ask about enrollment programs, leases, and operational history. That scrutiny is rising as foreign ownership becomes a policy focus: more than 1.9 million acres of Michigan’s roughly 28 million acres of agricultural land is tied to substantial foreign interests as of 2023, according to USDA via Bridge Michigan. Nationally, foreign entities hold 3.5% of privately owned U.S. agricultural land, per a 2025 MSU report highlighted by Michigan State University.

5) Market the land to the right buyer pool

Trust-owned land can sell through the same channels as any other property, but clarity matters more because buyers want certainty that the trustee can deliver clean title. Strong marketing usually includes:

• Listings on major land and real estate platforms
• High-quality photos, maps, and (when helpful) drone footage
• A fact-based description: acreage, access, zoning, utilities, topography, and notable features
• Targeted outreach to recreational, agricultural, timber, and development buyers depending on the parcel

In regions with large timber operators or investment ownership, expect sophisticated buyers and detailed questions. Michigan has major forestland owners, including GMO Threshold Timber with 430,000 acres as of 2023 per USDA, and Manulife Investment Management with 323,000 acres in the U.P. per USDA. Lake Superior Land Co. holds 141,000 acres with ownership based in the British Virgin Islands per USDA, which underscores why buyers may pay close attention to chain-of-title, entity documents, and closing logistics.

6) Follow Michigan legal requirements and close with the right deed

Trust sales add layers to a standard Michigan closing. To keep the process smooth:

• Confirm all trustees sign if required by the trust
• Provide title with the trust certificate/affidavit the title company requests
• Use the correct deed form (often a trustee’s deed) and ensure names match title exactly
• Comply with state and local disclosure expectations applicable to your property type

Institutional-scale U.P. transactions highlight how documentation and timing matter. For example, GIC spent more than $450 million to purchase over 540,000 acres between 2021 and 2022 based on USDA records via Farmland Grab, and in 2025 Lyme Great Lakes Holding LLC announced a $300 million cash purchase of 550,000 acres per WKFR / Up North Live. Even if your trust parcel is much smaller, buyers still expect professional-grade records and a clean closing path.

Common challenges when selling Michigan land from a trust

Longer timelines for vacant land

Vacant land can take longer to sell than homes because fewer buyers can evaluate it quickly, and lenders may impose stricter requirements. Plan for extended marketing time if you want full market value, and keep beneficiaries informed about the expected timeline.

Pricing uncertainty and market shifts

Land values respond to interest rates, timber pricing, zoning changes, and regional demand. In areas influenced by large-scale ownership and acquisition activity—especially the Upper Peninsula—buyers may benchmark your parcel against timber, recreation, or conservation value rather than residential comps.

Tax and distribution questions

Trust sales can trigger capital gains, affect basis, and change beneficiary distributions depending on the trust structure. Coordinate early with a qualified tax professional and your attorney so the trust can handle proceeds properly and avoid last-minute disputes.

Environmental and access issues

Wetlands, prior dumping, old wells, or unclear access are common deal-breakers. Address these early with surveys, environmental reviews where appropriate, and clear documentation of recorded easements.

Alternative ways to sell (or monetize) trust-owned land

Selling to a land-buying company

If the trust needs speed or simplicity, a direct buyer can reduce showings and contingency risk. The tradeoff is usually a lower price than a fully marketed sale, but it can be the right fit when beneficiaries prefer certainty.

Partial sales, splits, or easements

If the trust doesn’t need to liquidate everything, you can explore selling a portion, creating a split, or granting an easement. This approach can preserve legacy value while generating proceeds.

Land contracts (seller financing)

Michigan land contracts can expand the buyer pool and potentially raise the sale price. They also add risk and administration requirements for the trust, so confirm your trust document permits this structure before offering it.

Final thoughts

Selling Michigan land in a trust is absolutely doable, but you need to lead with documentation, authority, and a buyer-ready property file. Michigan’s land landscape also keeps evolving—foreign and institutional ownership trends are shaping attention and policy. The data is clear: more than 1.9 million acres of Michigan agricultural land is tied to substantial foreign interests as of 2023 per USDA via Bridge Michigan, and 1.19 million acres in the U.P. are owned by foreign countries as of 2025 per National Agricultural Law Center via MIRS. At the same time, major owners—like TRG at 540,000 acres (about 5% of privately owned forestland) per USDA via Bridge Michigan—signal a sophisticated buyer environment.

Follow the trust, price the land with local expertise, and close with professionals who routinely handle Michigan trust and land transactions. That combination protects beneficiaries, reduces delays, and helps you unlock the property’s value on the best possible terms.