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.
Mississippi uses a nonjudicial foreclosure process. Key dates come from your own papers — enter them above for your exact timeline.
Mississippi is unusual: Miss. Code §89-1-59 gives a STATUTORY right to cure at any time before the sale by paying only the past-due installments plus accrued costs, attorneys' fees and trustee's fees — payment reinstates the deed of trust and reverses acceleration. Standard deeds of trust also require a 30-day contractual breach letter before foreclosure begins. Miss. Code §89-1-59
Before the sale: Two options before the sale: (1) statutory reinstatement of past-due installments under §89-1-59, or (2) equitable redemption by paying off the entire loan balance.
After the sale: NONE. Mississippi provides no post-sale right of redemption after a nonjudicial deed-of-trust foreclosure — once the trustee's sale is complete, the former owner cannot buy the home back. (Tax sales are different — 2 years.) Miss. Code §89-1-59 · Miss. Code §89-1-55 · Nolo/AllLaw Mississippi foreclosure summaries (no post-sale redemption)
The owner can sell the house and keep the equity at any time up to the moment the foreclosure sale is conducted — and because §89-1-59 reinstatement is available until the sale, even a late-stage sale can close if it beats the auction date. After the sale there is no redemption; the former owner's only remaining money interest is any surplus proceeds above the debt and costs.
Want the fuller picture beyond the dates? Read the Mississippi foreclosure guide — timeline, rights & options.
2 years after the day of the tax sale; owner or any interested person redeems through the chancery clerk by paying the taxes for which the land sold, all costs, 5% damages, and 1.5%/month interest. Miss. Code §27-45-3
ESTIMATE (per Nolo/AllLaw): federal rules bar starting foreclosure until 120+ days delinquent; the Mississippi nonjudicial process itself then takes as little as ~1 month (3 weeks' publication + posting, then sale), so a sale commonly occurs about 5-6 months after the first missed payment. Foreclosures move fast in Mississippi — no court action is required. (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.