Enter the dates from your foreclosure papers and see how much time you have — and what to do next.
An estimate for planning, not legal advice — timelines can vary by county and case. Confirm every date with your papers, the court, or your attorney. Free help: find a HUD-approved housing counselor.
Idaho uses a nonjudicial — nearly all residential foreclosures proceed by trustee's sale under the deed-of-trust act (Idaho Code §45-1502 et seq.); judicial foreclosure is available but rarely used for homes because it is slower and creates a post-sale redemption right. foreclosure process. Key dates come from your own papers — enter them above for your exact timeline.
In a nonjudicial foreclosure, the borrower (or a junior lienholder) may cure the default and reinstate the loan by paying the entire amount then due (as if no default had occurred) plus the trustee's and attorney fees and allowed costs, at any time within 115 days of the recording of the Notice of Default. Owner-occupants may also request a loan modification under Idaho Code §45-1506C, which the beneficiary must respond to in writing within 45 days. Idaho Code §45-1506(12)
Before the sale: Before the trustee's sale: reinstate within 115 days of the NOD recording (§45-1506(12)); after that, pay off the full loan balance, sell, or refinance any time before the sale is held.
After the sale: Nonjudicial trustee's sale: NO post-sale redemption — the sale forecloses and terminates all interest in the property and 'such persons shall have no right to redeem the property from the purchaser at the trustee's sale' (Idaho Code §45-1508). Judicial foreclosure only: redemption within 6 months after the sheriff's sale (tract of 20 acres or less) or 1 year (more than 20 acres) (Idaho Code §11-402). Idaho Code §45-1508 · Idaho Code §11-402
You can sell or refinance the home (paying the loan in full) at any time up until the trustee's sale is actually held; the cheaper reinstatement option (arrears only) closes 115 days after the Notice of Default is recorded. After a trustee's sale there is no redemption, so the sale date is the true final cutoff in a nonjudicial foreclosure.
Want the fuller picture beyond the dates? Read the Idaho foreclosure guide — timeline, rights & options.
Property taxes: if the delinquency is not redeemed within 3 years from the date of delinquency, the county tax collector must issue a tax deed to the county (Idaho Code §63-1005), after notice and a hearing. The owner may redeem by paying all delinquent taxes, interest, and costs any time before the tax deed issues; under §63-1007 a limited redemption right can continue after deed issuance — expiring 14 months from the date the tax deed is issued, or sooner if the county sells or contracts to sell the property. Idaho Code §§63-1005, 63-1007
Roughly 5-6 months from the recorded Notice of Default to the trustee's sale in a typical nonjudicial case (the 120-day notice-of-sale period is the statutory floor, plus mailing, publication, and scheduling time). Judicial foreclosures take substantially longer and add a 6-month/1-year redemption period. Practitioner estimate; actual timing varies. (Practitioner estimate, not a statute.)
If your mortgage predates your military service, the federal SCRA generally requires a court order to foreclose during active duty and for 12 months after (50 U.S.C. §3953). These protections must be raised — tell the court and your counselor.