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.
Tennessee uses a nonjudicial foreclosure process. Key dates come from your own papers — enter them above for your exact timeline.
Tennessee has no general statutory right to cure or reinstate before a nonjudicial sale (narrow exception for statutorily defined high-cost home loans). Reinstatement is contract-only: standard Fannie/Freddie deeds of trust let the borrower reinstate by paying past-due amounts and fees, typically up to 5 days before the sale — the exact cutoff is set by the deed of trust, not statute. Federal law (12 C.F.R. §1024.41) generally bars starting foreclosure until 120+ days delinquent. No TN statute confers a general reinstatement right; see Nolo/AllLaw Tennessee foreclosure guides; contract right per borrower's deed of trust
Before the sale: Equitable right of redemption until the foreclosure sale: pay the full accelerated balance plus costs at any time before the sale is completed.
After the sale: 2 years after the sale under Tenn. Code Ann. §66-8-101 — but only if the deed of trust did not expressly waive redemption. Because a waiver of the 'equity of redemption' or similar words suffices (§66-8-101(3)) and essentially all institutional deeds of trust include it, post-sale redemption is almost never available in practice. Tenn. Code Ann. §66-8-101 · https://codes.findlaw.com/tn/title-66-property/tn-code-sect-66-8-101.html
The owner keeps title and can sell (or refinance) and keep the equity at any time until the foreclosure sale is completed — the sale price just has to cover the loan payoff and foreclosure costs. Because Tennessee's nonjudicial process can run in as little as ~60 days after notice, list early. After the sale the owner generally cannot recover the home (redemption usually waived) but is entitled to any surplus proceeds.
Want the fuller picture beyond the dates? Read the Tennessee foreclosure guide — timeline, rights & options.
After a delinquent-tax sale, the owner may redeem within 1 year from entry of the order confirming the sale, shortened by the court based on delinquency: 1 year if delinquent 5 years or less; 180 days if more than 5 but less than 8 years; 90 days if 8+ years; 30 days for vacant/abandoned property. Pay taxes, penalties, interest, costs, plus 12%/yr on the purchase price. Tenn. Code Ann. §67-5-2701
PRACTITIONER ESTIMATE (Nolo/AllLaw): roughly 5-6 months from first missed payment to sale — federal rules require 120+ days of delinquency, and the Tennessee nonjudicial process itself (mailed notice + 3 publications, first at least 20 days before sale) can finish in about 40-60 more days. One of the fastest foreclosure states; no court case or court-set dates. (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.