Georgia Foreclosure Timeline: What Homeowners Need to Know
If you're facing foreclosure in Georgia, understanding the timeline is crucial. Georgia is one of the fastest foreclosure states in the country — the entire process can be completed in as little as 60-90 days from the first notice.
This guide explains each step of Georgia's foreclosure process and what you can do at each stage.
⚠️ Georgia is a Non-Judicial Foreclosure State
Unlike many states, Georgia allows lenders to foreclose without going to court. This makes the process much faster. Once it starts, you have limited time to act.
The Georgia Foreclosure Timeline
Stage 1: Missed Payment(s)
After your first missed payment, you'll receive late notices and phone calls from your lender. Late fees are typically added (usually 4-6% of the payment). Most lenders don't start foreclosure proceedings until you're 90-120 days behind.
What to do: Contact your lender immediately. Ask about forbearance, payment plans, or loan modification options. The earlier you communicate, the more options you have.
Stage 2: Default Notice & Demand Letter
Your lender sends a formal "Notice of Default" or "Demand Letter" stating you're in breach of your mortgage agreement. This typically happens after 90 days of missed payments.
What to do: This is still a good time to negotiate with your lender or explore alternatives like selling your home.
Stage 3: Notice of Sale (Foreclosure Notice)
Georgia law requires the lender to:
- Send you a written notice at least 30 days before the sale
- Publish a notice in the county's legal newspaper for 4 consecutive weeks
- The notice must include the date, time, and place of the sale
What to do: You still have options! You can reinstate your loan (pay all back payments), sell the property, negotiate a short sale, or seek a deed in lieu of foreclosure.
Stage 4: Foreclosure Sale (Auction)
In Georgia, foreclosure sales happen on the first Tuesday of every month on the courthouse steps. The property is sold to the highest bidder, often the lender itself.
Important: Georgia has NO right of redemption after the sale. Once the gavel falls, you cannot reclaim the property.
Stage 5: Eviction
If you haven't vacated, the new owner can begin eviction proceedings. This typically takes 1-4 weeks additional.
Key Georgia Foreclosure Facts
- Total Timeline: 60-90 days minimum (often longer in practice)
- Type: Non-judicial (no court required)
- Sale Day: First Tuesday of every month
- Required Notice: 30 days before sale
- Redemption Period: None (sale is final)
- Deficiency Judgments: Allowed (lender can sue for remaining balance)
💡 About Deficiency Judgments
If your home sells for less than you owe, the lender CAN pursue you for the difference in Georgia. However, they must do so within 30 days of the sale and get court confirmation of the sale price.
Your Options at Each Stage
Before Foreclosure Starts
- Loan modification: Change your loan terms to lower payments
- Forbearance: Temporary payment pause or reduction
- Refinance: Replace your loan with a new one
- Sell your home: Pay off the mortgage and keep any equity
After Notice of Sale
- Reinstatement: Pay all missed payments plus fees to stop the sale
- Sell quickly to a cash buyer: We can close in 7-14 days
- Short sale: Sell for less than owed (with lender approval)
- Deed in lieu: Transfer property to lender instead of foreclosure
- Bankruptcy: Can temporarily stop foreclosure (consult an attorney)
Why Time Matters in Georgia
Georgia's fast foreclosure process means you need to act quickly. Once that Notice of Sale is published, you have approximately 30 days before you lose your home — and unlike some states, there's no getting it back after the sale.
The good news: selling to a cash buyer like Femme Investments can be completed in 7-14 days, which can be done even after a foreclosure sale date is set (as long as it's before the actual sale).
Facing Foreclosure? We Can Help.
Don't lose your home to foreclosure. Femme Investments can buy your house fast, pay off your mortgage, and put cash in your pocket — even with a sale date approaching.
Get Help Today →Protect Yourself from Foreclosure Scams
Unfortunately, scammers target homeowners in foreclosure. Watch out for:
- "Foreclosure rescue" companies that ask for upfront fees
- Anyone asking you to sign over your deed without full understanding
- Promises that sound too good to be true
- High-pressure tactics pushing immediate decisions
Legitimate companies like Femme Investments will never ask for upfront fees and will give you time to make informed decisions.
Resources for Georgia Homeowners
- HUD-Approved Housing Counselors: Free foreclosure counseling at hud.gov
- Georgia Legal Aid: Free legal help for qualifying homeowners
- Georgia Department of Banking and Finance: Information on your rights
Free Consultation - No Obligation
Not sure what to do? We're happy to explain your options — even if selling to us isn't the right choice. Call (404) 821-8464 or contact us online.
Contact Us →Disclaimer: This article is for informational purposes only and does not constitute legal advice. Foreclosure laws can change, and every situation is unique. Please consult with a qualified attorney for advice specific to your situation.