Foreclosure Help by State

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Foreclosure is governed state by state, and the differences are not cosmetic. Whether your lender goes through a court or through a recorded notice, how many days you get before a sale, whether you can reinstate the loan the day before the auction, whether you can redeem the property afterward, and whether you can be pursued for a shortfall — all of that changes at the state line.

That is why a single national page cannot answer the question that matters to you. Pick your state below. Where a page is live, it sets out that state’s process, deadlines and homeowner protections in plain language, with the statute cited so you or your attorney can check it.

The options themselves are national. Reinstatement, repayment plans, forbearance, loan modification, a traditional sale, a cash offer and a lender-approved short sale exist everywhere. What changes state to state is how much time you have to use them. Start with Homeowner Options for the paths themselves, then come here for your own calendar.

West

  • Alaska — process, deadlines and protections, with statute citations

  • Arizona — process, deadlines and protections, with statute citations

  • California — process, deadlines and protections, with statute citations

  • Colorado — process, deadlines and protections, with statute citations

  • Hawaii — process, deadlines and protections, with statute citations

  • Idaho — process, deadlines and protections, with statute citations

  • Montana — process, deadlines and protections, with statute citations

  • Nevada — process, deadlines and protections, with statute citations

  • New Mexico — process, deadlines and protections, with statute citations

  • Oregon — process, deadlines and protections, with statute citations

  • Utah — process, deadlines and protections, with statute citations

  • Washington — process, deadlines and protections, with statute citations

  • Wyoming — process, deadlines and protections, with statute citations

Southwest and South Central

  • Arkansas — process, deadlines and protections, with statute citations

  • Kansas — process, deadlines and protections, with statute citations

  • Louisiana — process, deadlines and protections, with statute citations

  • Missouri — process, deadlines and protections, with statute citations

  • Oklahoma — process, deadlines and protections, with statute citations

  • Texas — process, deadlines and protections, with statute citations

Midwest

  • Illinois — process, deadlines and protections, with statute citations

  • Indiana — process, deadlines and protections, with statute citations

  • Iowa — process, deadlines and protections, with statute citations

  • Michigan — process, deadlines and protections, with statute citations

  • Minnesota — process, deadlines and protections, with statute citations

  • Nebraska — process, deadlines and protections, with statute citations

  • North Dakota — process, deadlines and protections, with statute citations

  • Ohio — process, deadlines and protections, with statute citations

  • South Dakota — process, deadlines and protections, with statute citations

  • Wisconsin — process, deadlines and protections, with statute citations

Southeast

  • Alabama — process, deadlines and protections, with statute citations

  • Florida — process, deadlines and protections, with statute citations

  • Georgia — process, deadlines and protections, with statute citations

  • Kentucky — process, deadlines and protections, with statute citations

  • Mississippi — process, deadlines and protections, with statute citations

  • North Carolina — process, deadlines and protections, with statute citations

  • South Carolina — process, deadlines and protections, with statute citations

  • Tennessee — process, deadlines and protections, with statute citations

  • Virginia — process, deadlines and protections, with statute citations

  • West Virginia — process, deadlines and protections, with statute citations

Northeast and Mid-Atlantic

  • Connecticut — process, deadlines and protections, with statute citations

  • Delaware — process, deadlines and protections, with statute citations

  • District of Columbia — process, deadlines and protections, with statute citations

  • Maine — process, deadlines and protections, with statute citations

  • Maryland — process, deadlines and protections, with statute citations

  • Massachusetts — process, deadlines and protections, with statute citations

  • New Hampshire — process, deadlines and protections, with statute citations

  • New Jersey — process, deadlines and protections, with statute citations

  • New York — process, deadlines and protections, with statute citations

  • Pennsylvania — process, deadlines and protections, with statute citations

  • Rhode Island — process, deadlines and protections, with statute citations

  • Vermont — process, deadlines and protections, with statute citations

What is true in every state

Two things are true everywhere. Federal rules generally prevent a servicer from making the first foreclosure notice or filing until the loan is more than 120 days delinquent (12 CFR §1024.41(f)(1)), with exceptions. And HUD-approved housing counseling is free, always — find a counselor through the locator at hud.gov or by calling 800-569-4287. A counselor in your state can tell you your local timeline at no cost.

You can also request a confidential homeowner options review wherever you are. We work through the KW network nationally, and the review starts with the same nine items regardless of which state you are in: what the property is worth, what is actually owed against it, where you sit on your state’s timeline, and what each available path would net you.

Information provided is for general educational purposes and is not legal, tax, credit or financial advice. Foreclosure law and timelines vary by state and change over time. Confirm dates against your own recorded documents and consult an attorney or a HUD-approved housing counselor licensed in your state.

Understand your value. Know your equity. Review your options.

One confidential review. Every available option. Call or text 888-870-0443.

KW Home Solutions, part of KW Default Solutions and powered by Keller Williams Realty. Corporate Office: Laguna Niguel, CA.

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