Facing Foreclosure in Nevada?

You have more time and more options than you think. Nevada uses non-judicial foreclosure with a typical timeline of 180 days. This guide explains what's happening and what to do.

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8 HUD Counselors in Nevada

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20+ Years Experience

Foreclosure Type

Non-Judicial

No court involvement required

Typical Timeline

180 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

Until Sale

Pay arrears to stop process

Mandatory Mediation

Required

Nevada Foreclosure Mediation Program

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

Nevada ranks 2nd in the nation for financial distress, with a State Distress Index score of 66 (Elevated). The state's bankruptcy filing rate is 295 per 100,000 residents. Credit card delinquency stands at 16.28%. If you're struggling, you're not alone.

Source: Nevada Financial Distress Profile — American Default Research, updated 2026-04-16

Most Distressed Counties

County	Score	Zone
Clark County	76.5	Serious
Esmeralda County	67.7	Serious
Nye County	66.0	Serious
Lyon County	64.1	Elevated
Carson City	61.7	Elevated

3 counties in Serious or Crisis zones, 8 in Elevated.

See all 17 Nevada counties →

Nevada Foreclosure Timeline

Nevada'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 Nevada, the lender must provide proper notice and follow state-specific publication requirements. You still have options — see what you can do.

Day 150–240

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. Nevada 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 Nevada Law

Right to Cure Nevada allows borrowers to reinstate the loan (cure the default) at any time before the trustee's sale by paying all arrears, late fees, trustee fees, and attorney costs — but NOT the full accelerated balance. This right exists until the moment of the sale. NRS 107.080

Right to Reinstate Until the moment of the trustee's sale. Reinstatement terminates the foreclosure proceedings; the deed of trust remains in effect. NRS 107.080

Mediation & Dispute Resolution in Nevada

Nevada Foreclosure Mediation Program (FMP)

Administered by Nevada District Courts (statewide)

Nevada's Foreclosure Mediation Program was established in 2009 (NRS 107.086) in response to the Great Recession foreclosure crisis. When the borrower elects mediation within 30 days of receiving the Notice of Default, the FMP assigns a mediator and schedules a session within 90 days. The servicer must attend in person with a representative who has full authority to approve loan modifications, short sales, or deeds-in-lieu.

Program details

Your Options in Nevada

Every situation is different, but most Nevada 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 Nevada, federal CFPB Regulation X requires servicers to evaluate loss mitigation before initiating foreclosure. Nevada's additional 'good faith contact' requirement (NRS 107.0855) provides additional servicer accountability. 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 Nevada is 295 per 100,000 residents.

Nevada also requires mediation through the Nevada Foreclosure Mediation Program (FMP) before your lender can proceed with foreclosure.

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 Nevada, you can negotiate a deficiency waiver as part of the approval. Short sales are widely used in Nevada, particularly in the Las Vegas and Reno markets.

A deed in lieu of foreclosure in Nevada transfers the property directly to the lender. Deed in lieu of foreclosure available with servicer approval.

Nevada 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 Nevada 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.

Request mediation. Nevada's Nevada Foreclosure Mediation Program (FMP) can give you additional time. Learn more.

Financial Assistance in Nevada

Nevada Homeowner Assistance Fund

Funds Available

Administered by Nevada Housing Division

Apply Visit program website

Other Nevada Programs

Home Is Possible Program

Nevada Housing Division's first-time homebuyer and down payment assistance program. Also offers foreclosure prevention counseling referrals.

Visit website

After the Sale in Nevada

Eviction Notice

3 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 arrangements are common in Nevada, particularly in the Las Vegas market.

After recording the Trustee's Deed, if the former owner remains, the purchaser serves a 3-day notice to quit (NRS 40.255). If the occupant does not vacate, the purchaser files a Summary Eviction in Justice Court (NRS 40.280). 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 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 Nevada 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 Nevada'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 Nevada

A HUD counselor, attorney, or distressed property specialist in Nevada 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 Nevada

HUD-Approved Counselors

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

Find a counselor near you

Legal Aid

Nevada Legal Services provides free legal help to low-income residents facing foreclosure, eviction, and debt collection.

Find legal aid

State Bar of Nevada Lawyer Referral and Information Service

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

Find an attorney

Nevada Foreclosure Law

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

Read Nevada foreclosure law

File a Complaint

If your mortgage servicer violates your rights, file a complaint with the Nevada Financial Institutions Division (FID) or the Nevada Attorney General. You can also file with the Consumer Financial Protection Bureau.

State financial regulator Attorney General CFPB complaint portal

Nevada Housing Division

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

Visit Nevada Housing Division

Frequently Asked Questions

How long does foreclosure take in Nevada?

Nevada uses non-judicial foreclosure. The process typically takes 180 days from the first notice to the sale date. Federal law (Regulation X) prohibits lenders from starting foreclosure until Day 120 of delinquency.

Can I stop foreclosure once it starts in Nevada?

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 Nevada require mediation before foreclosure?

Yes. Nevada offers the Nevada Foreclosure Mediation Program (FMP), which can be requested by the homeowner. Mediation gives you a chance to negotiate directly with your lender under the supervision of a neutral third party. This can result in loan modifications, payment plans, or other alternatives to foreclosure.

Does Nevada allow deficiency judgments?

Nevada 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 Nevada foreclosure law guide for specific details.

Is foreclosure counseling free in Nevada?

Yes. There are 8 HUD-approved counseling agencies in Nevada. 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 Nevada?

Nevada's homestead exemption is $605,000. 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 Nevada?

Government-backed loans have additional protections beyond Nevada 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 Nevada?

Yes. The Nevada 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 Nevada?

Yes. In Nevada, you can negotiate a deficiency waiver as part of a short sale approval. Short sales are widely used in Nevada, particularly in the Las Vegas and Reno markets. Get the waiver in writing before closing. A HUD-approved counselor can help negotiate the terms.

Last updated: 2026-04-16. Data sources: Federal Reserve Bank of New York, CFPB, U.S. Courts, Census Bureau, BLS, Nevada Code.

Nevada Foreclosure Facts