Notice of Trustee Sale
A sale date is set. Here is what you can still do.
A Notice of Trustee Sale means your home is scheduled to be sold at auction. This is the most time-sensitive stage, and some options are still open. Do not set this notice aside.
In plain English
What a Notice of Trustee Sale is
A Notice of Trustee Sale (NTS) is recorded at least 90 days after a Notice of Default is recorded. It states the date, time, and place the property will be sold at public auction, and it is posted on the property and published. The sale is scheduled at least 21 days after the notice is recorded.
Typical timeline only. Sales can be postponed or cancelled, and your dates depend on your loan.
What is still possible
Postpone through a listing agreement
Since January 1, 2025, if you send the trustee a listing agreement with a California licensed broker, by certified mail or tracked courier at least five business days before the sale, the sale is postponed an additional 45 days, once. A purchase agreement priced at or above everything owed can postpone it 45 days more, once. A short sale priced below what is owed does not qualify for that second postponement.
Reinstate the loan
If you can pay the full past-due amount plus costs before the cutoff, the sale can be stopped.
Sell before the sale date
A listing or short sale must close before the auction. With little time left, every day counts.
Ask for a modification review
If you have submitted a complete application, ask the servicer in writing whether the sale is on hold while it is reviewed. Protections vary by case.
Speak with a bankruptcy attorney
Bankruptcy can pause a sale. This is a legal decision I will refer to an attorney, not advise on.
After a trustee sale, California homeowners generally cannot redeem the property. That is why the days before the sale matter so much.
Steps to take today
- Find the sale date on the notice and put it in your phone calendar with reminders.
- Call your servicer or the trustee named on the notice and request a written reinstatement quote.
- If you have any modification application pending, ask in writing about its status.
- If you may want to sell, talk to an agent now. Short timelines require a plan immediately.
- Contact an attorney or HUD-approved counselor for legal questions today.
What I can and cannot do
I cannot promise to stop a foreclosure, and I am not an attorney. I can explain your options and your timeline and refer you to an attorney or HUD-approved housing counselor when you need one. No upfront fees.
Common questions
Can the sale still be stopped?
Sometimes. Reinstating, selling before the sale date, a pending modification review, or a legal filing can each affect it. Whether any applies to you depends on your facts.
Can I sell my house in time?
It can be possible, but the margin is thin. Pricing, showings, and buyer financing all take time, so waiting costs real options.
What happens if the sale goes forward?
The property is sold at auction and you generally lose the right to the home. You may also owe move-out and other obligations. An attorney can explain what applies to you.
Related: Short sale · Selling and keeping your equity · Foreclosure prevention
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