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How to Avoid
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Arizona foreclosure help

How to avoid foreclosure in Arizona

Most Arizona home loans use a deed of trust, and most foreclosures are trustee's sales with no court case. The trustee records a notice of trustee's sale, waits at least 90 days, and sells the home at a public auction. A lender can choose to foreclose in court instead, which has different redemption rules.

Ask for help in Arizona Free HUD counselor: (800) 569-4287

Reviewed against Arizona law and official sources on October 11, 2026. General information, not legal advice.

Arizona at a glance
Type of foreclosure
Nonjudicial (no court case)
Catch up to stop the sale
Yes
Buy back after the sale
No
Owe money after the sale
Limited
Foreclosure mediation
No statewide program

How foreclosure works in Arizona, step by step

How long it takes: Federal rules make the servicer wait until you are more than 120 days behind. Arizona then bars the sale until the 91st day after the notice of sale is recorded, so the fastest path is roughly seven months from your first missed payment. That is a minimum, not a prediction.

  1. You miss payments

    Your servicer must tell you about options to avoid foreclosure and usually cannot start the foreclosure until you are more than 120 days behind. Ask for help in writing as early as you can.

    12 C.F.R. § 1024.41(f)

  2. Notice of trustee's sale is recorded

    The trustee records a notice of sale with the county recorder. The sale cannot be held before the 91st day after recording.

    Ariz. Rev. Stat. §§ 33-807(D), 33-808

  3. Notice is mailed, posted and published

    The trustee must mail the notice to you by certified or registered mail within five business days after recording. The mailed copy must include a statement that a breach of the deed of trust or loan has occurred. It must also be posted on the property at least 20 days before the sale and published in a newspaper once a week for four weeks in a row, with the last notice at least 10 days before the sale.

    Ariz. Rev. Stat. §§ 33-808, 33-809

  4. You can reinstate the loan

    You can stop the sale by paying the full past due amount plus allowed costs and fees. The deadline is 5:00 p.m. Mountain Standard Time on the last day, other than a Saturday or legal holiday, before the sale date. You do not have to pay principal that is not yet due.

    Ariz. Rev. Stat. § 33-813

  5. Trustee's sale

    The home is sold at public auction to the highest bidder, and the buyer gets a trustee's deed. The sale is final. Arizona gives no right to buy the home back after a trustee's sale.

    Ariz. Rev. Stat. § 33-811

  6. After the sale

    If the sale brings in more than is owed, the trustee must mail you a notice of excess proceeds within 15 days. If you stay in the home after the buyer gives you a written demand for possession, the buyer can file a forcible detainer (eviction) case in court.

    Ariz. Rev. Stat. §§ 33-812, 12-1173.01

Arizona foreclosure deadlines to know

WhatHow long
Federal wait before foreclosure can start12 C.F.R. § 1024.41(f)More than 120 days behind
Recorded notice of sale to sale dateAriz. Rev. Stat. § 33-807(D)Sale no earlier than the 91st day after recording
Notice of sale mailed to youAriz. Rev. Stat. § 33-809(C)Within 5 business days after recording
Last chance to reinstateAriz. Rev. Stat. § 33-8135:00 p.m. on the last day (not a Saturday or legal holiday) before the sale
Lender's deadline to sue for a deficiency, where allowedAriz. Rev. Stat. § 33-814(A)90 days after the trustee's sale
Redemption after a court (judicial) foreclosureAriz. Rev. Stat. § 12-12826 months after the sale, or 30 days if the court found the property abandoned

These are the periods written into the law. Your own dates are on the notices you received. If a notice and this page disagree, trust the notice and ask a counselor or lawyer.

Your rights as a homeowner in Arizona

Can I stop a foreclosure in Arizona by catching up on what I owe?

Right to reinstate

You have a right to reinstate until 5:00 p.m. Mountain Standard Time on the last day, other than a Saturday or legal holiday, before the trustee's sale. You pay the amount then due, not counting principal that would not be due without the default, plus the costs and fees the statute allows. Ask the trustee or servicer for a written reinstatement amount early.

Ariz. Rev. Stat. § 33-813

Can I get my home back after a foreclosure sale in Arizona?

No redemption after sale

A trustee's sale is final. The statute says the trustee's deed is absolute without right of redemption. If the lender forecloses in court instead, you can redeem within six months after the sale, or within 30 days if the court found the property abandoned and not used for farming or grazing.

Ariz. Rev. Stat. §§ 33-811(E), 12-1282

Can the lender come after me for the remaining balance in Arizona?

Limited

If your home is on 2.5 acres or less and is a single one family or two family dwelling, the lender cannot sue you for the shortfall after a trustee's sale. Some exceptions apply to deeds of trust made after December 31, 2014, such as property owned by a home builder. Where a deficiency is allowed, the lender must sue within 90 days after the sale and you get credit for the fair market value or the sale price, whichever is higher. A similar rule protects purchase money mortgages on the same kind of home in a court foreclosure.

Ariz. Rev. Stat. §§ 33-814, 33-729

Is there foreclosure mediation in Arizona?

No statewide program

We did not find a statewide or court foreclosure mediation program in Arizona. You can still ask your servicer for a loss mitigation review, and a HUD approved housing counselor can help you with that request.

Other Arizona protections

  • Anti-deficiency protection for most homes

    After a trustee's sale of a one family or two family home on 2.5 acres or less, the lender cannot collect the difference between the sale price and what you owed.

    Ariz. Rev. Stat. § 33-814(G)

  • Right to reinstate up to the day before the sale

    You can stop the sale by paying the past due amount and allowed costs until 5:00 p.m. on the last business day before the sale.

    Ariz. Rev. Stat. § 33-813

  • At least 90 days of notice before a sale

    The trustee cannot hold the sale before the 91st day after recording the notice of sale, and must mail, post and publish the notice.

    Ariz. Rev. Stat. §§ 33-807(D), 33-808, 33-809

  • Limits on foreclosure consultants

    A foreclosure consultant cannot collect any payment until every promised service is fully performed, cannot take a lien or wage assignment, and cannot acquire an interest in your home. You can cancel the contract until midnight of the third business day after signing.

    Ariz. Rev. Stat. §§ 44-1378.02, 44-1378.04

Arizona mortgage assistance programs

Arizona Homeowner Assistance Fund (Arizona Department of Housing)

Closed to new applications

Arizona's Homeowner Assistance Fund program is closed. The U.S. Treasury states that the Homeowner Assistance Fund ended on September 30, 2026 and states can no longer pay out help from it. The program's own website no longer loads. We did not confirm any other state run mortgage assistance program that is open today.

Check the program’s current status

If the home is sold for more than you owe

After sale costs and the foreclosed loan are paid, extra money goes to junior lienholders in order and then to you, or to the owner of record at the time of the sale if you had transferred the home. The trustee must mail you a notice of any excess proceeds within 15 days after the sale. The trustee may instead deposit the money with the county treasurer and open a superior court case, and you then apply to the court for your share. Money left with the treasurer for two years with no pending application is presumed abandoned.

Ariz. Rev. Stat. § 33-812

Ways to avoid foreclosure

Most of your options come from federal rules and from whoever owns or insures your loan, so they work the same way in Arizona as anywhere else. What changes by state is how much time you have to use them.

Step by step

Arizona foreclosure guides, step by step

Understand the process

What is happening and how much time there is.

Weigh your options

What can stop it, and what happens if it goes ahead.

Get help now

Who to call, and what to do when a sale is scheduled.

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Sources for this page

Last reviewed October 11, 2026. Laws and programs change. If you find something out of date, tell us.

  1. Ariz. Rev. Stat. § 33-807 (sale of trust property)
  2. Ariz. Rev. Stat. § 33-808 (notice of trustee's sale)
  3. Ariz. Rev. Stat. § 33-809 (mailing of notice of sale)
  4. Ariz. Rev. Stat. § 33-811 (trustee's deed, no redemption)
  5. Ariz. Rev. Stat. § 33-812 (disposition of proceeds of sale)
  6. Ariz. Rev. Stat. § 33-813 (reinstatement)
  7. Ariz. Rev. Stat. § 33-814 (deficiency after trustee's sale)
  8. Ariz. Rev. Stat. § 33-729 (purchase money mortgage, limit on liability)
  9. Ariz. Rev. Stat. § 12-1282 (time for redemption after judicial sale)
  10. Ariz. Rev. Stat. § 12-1173.01 (forcible detainer after trustee's sale)
  11. Ariz. Rev. Stat. § 44-1378.02 (foreclosure consultants, prohibited acts)
  12. Ariz. Rev. Stat. § 44-1378.04 (foreclosure consultants, right of cancellation)
  13. U.S. Treasury: Homeowner Assistance Fund (program ended September 30, 2026)
  14. CFPB: 12 C.F.R. § 1024.41 Loss mitigation procedures
  15. State Bar of Arizona: Legal Aid Resources