Facing Foreclosure in Arizona?

You have more time and more options than you think. Arizona uses non-judicial foreclosure, where the bank can foreclose in roughly 150 days. This guide explains what's happening and what to do.

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Foreclosure Type

Non-Judicial

Via deed of trust power of sale

Bank Can Foreclose In

150 Days

From first notice to sale

Redemption Period

Pre-Sale Only

Cure before sale only

Deficiency Judgment

Limited

Barred for non-judicial sales

Right to Cure

5 Biz Days

Deadline to pay arrears

Mandatory Mediation

Not Required

Federal protections apply

Where are you right now?

I'm behind on payments You've missed one or more mortgage payments but haven't received a foreclosure notice I got a foreclosure notice You received a Notice of Default or a letter about foreclosure proceedings My sale date is soon Your home is scheduled to be sold at auction

Arizona ranks 29th in the nation for financial distress, with a State Distress Index score of 49.5; middle fifth. The state's bankruptcy filing rate is 170 per 100,000 residents. Credit card delinquency stands at 14.4809%. If you're struggling, you're not alone.

Source: Arizona Financial Distress Profile — American Default Research

Most Distressed Counties

County	Score	Distress Fifth
Apache County	76.4	Most distressed fifth
Santa Cruz County	76.2	Most distressed fifth
Navajo County	74.7	Most distressed fifth
Mohave County	72.7	Most distressed fifth
Yuma County	70.0	Most distressed fifth

12 counties are in the two most distressed fifths, with 2 in the middle fifth.

See all 15 Arizona counties →

Arizona Foreclosure Timeline

Arizona's judicial process gives you more time than most states. Federal law protects you for the first 120 days.

Day 1–36

Missed payment. Your servicer must attempt to contact you by Day 36 to discuss options. Federal law (Regulation X).

Day 37–45

Written notice required. Your servicer must send written notice of loss mitigation options by Day 45. You can still apply for help.

Day 45–120

Protected period. Federal law prohibits your lender from starting foreclosure until Day 120. This is your window to apply for a loan modification or forbearance.

Day 120+

Foreclosure can begin. If you've received a Notice of Default, you're here. In Arizona, the lender must provide proper notice and follow state-specific publication requirements. You still have options — see what you can do.

Day 150–210

Foreclosure sale. The property is sold at public auction, typically at the county courthouse. The lender often buys it back.

After sale

No post-sale redemption. Arizona does not offer a post-sale redemption period. Once the sale is confirmed, the property transfers to the new owner. This makes it even more important to act before the sale date.

For a personalized timeline based on your last payment date, use our Foreclosure Timeline Calculator.

Your Rights Under Arizona Law

Right to Cure Until 5 business days before the sale. Pay all past-due amounts, fees, and costs to reinstate. A.R.S. § 33-813

Right to Reinstate Until 5 business days before the sale (reinstatement) or until moment of sale (full payoff only). A.R.S. § 33-813

Your Options in Arizona

Every situation is different, but most Arizona homeowners have more options than they realize. Here are the paths available to you, from keeping your home to making a clean exit.

Can I keep my home?

Yes, if you act early enough. A loan modification permanently changes your mortgage terms to make payments affordable. Your servicer is required to evaluate you for one if you submit a complete application more than 37 days before a scheduled sale.

Forbearance gives you a temporary payment pause. It doesn't erase what you owe, but it buys time if your hardship is short-term. In Arizona, federal CFPB Regulation X requires servicers to evaluate loss mitigation before initiating the trustee's sale. Borrowers should request formal loss mitigation at the first sign of financial hardship — Arizona's 91-day clock starts running the moment the Notice of Trustee's Sale is recorded. Reinstatement means paying everything you owe (missed payments plus fees) to bring the loan current.

Filing for Chapter 13 bankruptcy triggers an automatic stay that halts foreclosure immediately. You can catch up on missed payments over 3-5 years while keeping your home. The bankruptcy filing rate in Arizona is 170 per 100,000 residents.

What if I can't keep my home?

Selling before foreclosure gives you control over the process and protects your credit score. A short sale lets you sell for less than you owe with lender approval. A deed in lieu of foreclosure transfers the property directly to the lender.

If you sell through a short sale in Arizona, you can negotiate a deficiency waiver as part of the approval. Short sales are common in Arizona, particularly in the Maricopa County (Phoenix metro) market.

A deed in lieu of foreclosure in Arizona transfers the property directly to the lender. Deed-in-lieu available with servicer approval and clear title (no junior liens).

Arizona limits deficiency judgments — your lender's ability to pursue you for the balance is restricted by state law.

A distressed property specialist can help

An agent who works with distressed sellers in Arizona can negotiate with your lender, manage the short sale process, and help you walk away with your credit intact. The earlier you start, the more leverage you have.

Talk to one for free

My sale date is within 30 days

You still have options, but you need to move fast.

File for bankruptcy. A Chapter 13 filing triggers an automatic stay that stops the sale immediately. Talk to a bankruptcy attorney today.

Submit a loss mitigation application. If you haven't already, a complete application received more than 37 days before the sale forces your servicer to review it before proceeding.

Call a HUD counselor now. They can contact your servicer on your behalf and may be able to delay the sale. Call 1-800-569-4287.

Financial Assistance in Arizona

Arizona Homeowner Assistance Fund

Funds Available

Administered by Arizona Department of Housing (ADOH)

Apply Visit program website

Other Arizona Programs

Home Plus Arizona Down Payment Assistance

AZ Home Plus program provides forgivable down payment assistance (3-5% of purchase price) paired with 30-year fixed-rate mortgages for first-time and repeat homebuyers. Also coordinates foreclosure prevention education.

Visit website

After the Sale in Arizona

Eviction Notice

5 Days

Court order required for removal

Surplus Funds

Check eligibility

Contact the court or trustee for details

Cash for Keys

May be available

Cash-for-keys is extremely common in Arizona, particularly in the Maricopa County investor market.

After the trustee's deed is recorded, if the former owner remains, the purchaser serves a 5-day notice to vacate and then files a Forcible Detainer action in Justice Court (for amounts under $10,000) or Superior Court (A.R.S. § 12-1171 et seq.). The federal Protecting Tenants at Foreclosure Act (PTFA) requires at least 90 days' notice for bona fide tenants in any state.

Protect yourself from scams

People in financial distress are prime targets for fraud. Know these rules:

⚠

Never pay an upfront fee for help. Advance fees for mortgage or debt assistance are illegal in most states. If anyone asks for money before doing anything, walk away.

⚠

HUD-approved foreclosure counseling is always free. Call 1-800-569-4287 or visit the CFPB counselor finder. If someone charges for what HUD counselors do for free, it's a scam.

⚠

Never sign over your deed without an attorney. "Equity stripping" and "sale-leaseback" scams trick homeowners into transferring their title. You could lose your home permanently.

⚠

Your servicer must evaluate you for loss mitigation. Under federal rules (Regulation X), servicers cannot start foreclosure until you're 120+ days delinquent, and must review your application before proceeding. If a company claims only they can "save" your home, verify through your actual servicer.

Report fraud: CFPB · FTC · your state attorney general's office.

How It Works

Tell us your situation

Answer a few questions about where you are in the process. Takes 60 seconds.

We review your options

A local professional reviews your situation based on Arizona law and your servicer's track record.

You get a plan

You receive a personalized action plan with next steps. No upfront fees. No obligation.

Foreclosure Timeline Calculator

See exactly when each step of Arizona's foreclosure process happens based on your last payment date.

Hardship Letter Generator

Write a loss mitigation request to your mortgage servicer. Pre-formatted with your situation details.

Get a Free, Confidential Review of Your Options in Arizona

A HUD counselor, attorney, or distressed property specialist in Arizona can review your specific situation. Many at no cost.

We connect you with HUD-approved counselors, legal aid, and distressed property specialists. We do not sell your information.

Free Resources in Arizona

HUD-Approved Counselors

19 certified agencies in Arizona provide free foreclosure prevention counseling. They can negotiate with your servicer on your behalf.

Find a counselor near you

Legal Aid

Community Legal Services (CLS) — Central and Northern Arizona provides free legal help to low-income residents facing foreclosure, eviction, and debt collection.

Find legal aid

State Bar of Arizona — Lawyer Referral Service

The State Bar of Arizona — Lawyer Referral Service can connect you with a foreclosure defense attorney. Initial consultations are often free or low-cost.

Find an attorney

Arizona Foreclosure Law

Detailed guide to Arizona's foreclosure statutes, homeowner protections, and redemption rights. Every claim cited to its source statute.

Read Arizona foreclosure law

File a Complaint

If your mortgage servicer violates your rights, file a complaint with the Arizona Department of Financial Institutions (AZDFI) or the Arizona Attorney General. You can also file with the Consumer Financial Protection Bureau.

State financial regulator Attorney General CFPB complaint portal

Arizona Department of Housing (ADOH) / Arizona Housing Finance Authority (AzHFA)

Your state housing finance agency administers homeowner assistance programs, foreclosure prevention services, and affordable housing resources.

Visit Arizona Department of Housing (ADOH) / Arizona Housing Finance Authority (AzHFA)

Frequently Asked Questions

How long can foreclosure take in Arizona?

Arizona uses non-judicial foreclosure. In Arizona, the bank can foreclose in roughly 150 days from the first notice to the sale date — though the actual timeline depends on how you respond and which protections apply. Federal law (Regulation X) prohibits lenders from starting foreclosure until Day 120 of delinquency.

Can I stop foreclosure once it starts in Arizona?

Yes. You have several options: (1) Reinstatement — pay all missed payments plus fees to bring your loan current. (2) Loan modification — your servicer must review a complete application received more than 37 days before a scheduled sale. (3) Forbearance — temporary payment pause. (4) Bankruptcy — triggers an automatic stay that halts the sale immediately. (5) Short sale — sell the property before the lender does.

Does Arizona allow deficiency judgments?

Arizona limits deficiency judgments. Your lender's ability to pursue you for the remaining balance is restricted by state law. Requirements may include fair market value credits or time limitations. See our Arizona foreclosure law guide for specific details.

Is foreclosure counseling free in Arizona?

Yes. There are 19 HUD-approved counseling agencies in Arizona. Call 1-800-569-4287 for a free referral. HUD counselors can negotiate with your servicer on your behalf at no cost to you. Find one near you.

What is the homestead exemption in Arizona?

Arizona's homestead exemption is $250,000. Important: this exemption does not protect your home from mortgage foreclosure. It only protects equity from unsecured creditors like credit card companies. It will not stop or slow a foreclosure.

What if I have an FHA, VA, or USDA loan in Arizona?

Government-backed loans have additional protections beyond Arizona state law. FHA loans require a face-to-face meeting attempt before foreclosure. VA loans require the servicer to explore all alternatives. USDA loans have their own loss mitigation process. These protections generally extend the timeline beyond the state minimums.

Is the Homeowner Assistance Fund still available in Arizona?

Yes. The Arizona Homeowner Assistance Fund still has funds available. Apply here. HAF can cover past-due mortgage payments, property taxes, insurance, and utilities.

Can I do a short sale to avoid foreclosure in Arizona?

Yes. In Arizona, you can negotiate a deficiency waiver as part of a short sale approval. Short sales are common in Arizona, particularly in the Maricopa County (Phoenix metro) market. Get the waiver in writing before closing. A HUD-approved counselor can help negotiate the terms.

Written by

Ross Kilburn, Founder

American Default Research · Seattle, Washington

Two decades working directly with financially distressed American households — from property preservation in 2003, to negotiating over 1,000 short sales during the Great Recession, to foreclosure defense marketing today. Author, The Ark Law Group Complete Guide to Short Sales (Auroch Press, 2013). Twice named to Puget Sound Business Journal Fast 50 for Ark Law Group. B.A., University of California, Berkeley, 1992. Founded American Default Research in 2026 to fill a gap in public data that had been empty since 2013.

Arizona Foreclosure Facts