Falling behind on a mortgage is stressful, and it is easy to freeze when the letters start arriving. The most important thing to know is that you usually have the most choices early, before a sale date is set. This guide explains how foreclosure typically works in Arizona, the deadlines that matter, and the options and free help available to homeowners in Maricopa County.
Step one: call for free help
HUD-approved housing counselors help homeowners facing foreclosure at no cost. You can call HUD at 800-569-4287 or search the CFPB housing counselor finder. Arizona also runs a Foreclosure Help Line at 1-877-448-1211. At the same time, call your mortgage servicer (the phone number is on your statement) as soon as you think you may miss a payment, and ask what options they offer. Keep notes of every call and save every letter.
How foreclosure works in Arizona
Most Arizona home loans use a deed of trust, which lets the lender foreclose through a trustee's sale outside of court. People often call this non-judicial foreclosure. The process has a few key steps, and each has a deadline set by law.
The 120-day federal rule
Under federal mortgage servicing rules, a servicer generally cannot make the first notice or filing required for foreclosure until the loan is more than 120 days delinquent (12 CFR 1024.41(f)). That window is valuable time to apply for help.
Notice of Trustee's Sale
To start the sale, the trustee records a Notice of Trustee's Sale with the county recorder, mails it, and publishes it in a newspaper once a week for four consecutive weeks. A copy is also posted on the property at least 20 days before the sale (A.R.S. § 33-808). You can check whether a notice has been recorded on your property using the Maricopa County Recorder document search.
About 90 days to the sale
The sale cannot happen sooner than the 91st day after the notice was recorded (A.R.S. § 33-808(C)). In practice, that usually gives a homeowner about three months from the recorded notice to the sale date.
Reinstatement and objection deadlines
Arizona law allows you to reinstate the loan by paying what is past due plus allowed costs and fees, up to 5:00 p.m. Arizona time on the last business day before the sale (A.R.S. § 33-813). If you believe you have a legal defense to the sale, you generally need a court order stopping it by that same deadline, or you may lose those defenses, so talk to an attorney right away (A.R.S. § 33-808(C)).
Your options, from keeping the house to selling
Reinstatement. Pay all past-due amounts plus allowed fees to bring the loan current. Ask your servicer for a written reinstatement quote.
Repayment plan. Catch up over several months on top of your regular payment. This tends to work when the hardship is over and income is back.
Forbearance. The servicer pauses or lowers payments for a set period. The missed amount still has to be repaid later, so get the terms in writing.
Loan modification. The servicer changes the terms of the loan to make payments more affordable. The CFPB explains how loan modifications work. Apply early and send everything requested; a housing counselor can help with the paperwork.
Short sale. Sell for less than you owe, with the lender's approval. Approval can take time, and you should ask about any remaining balance and tax effects.
Sell the house. If you have equity, selling before the trustee's sale can let you keep that equity instead of losing it at auction. You can list with an agent if there is enough time, or sell as-is for cash if you need a faster, more certain closing. Either way, the closing must happen before the sale date, and your lender is paid from the proceeds at closing through the title company.
Behind on property taxes too?
Delinquent Arizona property taxes accrue interest at 16% per year, simple (A.R.S. § 42-18053). The county treasurer can sell a tax lien on the property (A.R.S. § 42-18101). You can redeem the lien within three years of the sale and afterward until a treasurer's deed is delivered (A.R.S. § 42-18152), but starting three years after the lien sale, the lien buyer can sue to foreclose your right to redeem (A.R.S. § 42-18201). Get a payoff amount from the Maricopa County Treasurer.
Avoid foreclosure-rescue scams
Scammers target homeowners in distress. Be cautious with anyone who tells you to stop paying your mortgage or stop talking to your lender, charges fees up front, asks you to send payments to someone other than your servicer, or asks you to sign over your deed to "save" your home. Real government programs do not charge you for help. You can report scams to the Arizona Attorney General.
The same caution applies to home buyers. A legitimate buyer will never ask for money from you to make an offer, will close through a licensed Arizona title or escrow company, and will give you time to read the contract and ask questions.
A quick action plan
Call a HUD-approved counselor. Call your servicer and ask about every option. Open every letter and write down dates. Check the Recorder for a Notice of Trustee's Sale. If a sale date is set, put the reinstatement deadline on your calendar. If you decide to sell, make sure the closing date is before the sale date.
More help
Our free Seller Resource Guide (PDF) lays out the Arizona timeline, options and a list of official resources in a printable format. You can also visit HUD's avoiding foreclosure page, read our page on behind on payments or facing foreclosure, or take our 1-minute options quiz.
If selling turns out to be the right path, call or text (602) 557-4725. We buy houses directly across the Valley, including Phoenix, Chandler and Peoria, and we can work toward a closing date before a scheduled sale when the title allows. Every offer is reviewed with you before you sign, with no obligation. Request a free cash offer.
This article is general information about Arizona, not legal, tax or financial advice. Laws change and every situation is different, so check with an Arizona attorney, title company or CPA before you act. USA Home Help is a real estate investment company, not a real estate agent or broker. Last reviewed November 2026.
This article is general information, not legal, tax or financial advice.