Boise, ID / Foreclosure
Can I Sell My Boise House Before Foreclosure?
If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
Often, yes. You may be able to sell before a trustee's sale if the payoff, title work, and closing can be completed in time. Idaho lenders can foreclose on a deed of trust through a trustee sale without going to court, or they can choose a court foreclosure. The notice, current payoff, and title details determine the steps and dates for your property.
USA Home Buyers buys houses as-is in Boise and Ada County, Idaho. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Call 888-274-5006 or send the property address and the date on your notice.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the property address and the trustee-sale notice or date you have.
How we help you work toward closing
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We review the house and give you a written offer and written terms before you commit. If you choose to move ahead, a title company handles the closing and works through title and payoff details with you.
When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate amounts to address at closing.
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront.
Which sale is involved?
Mortgage foreclosure
Idaho lenders can foreclose on a deed of trust by advertising and holding a trustee's sale without a court case, or choose to foreclose in court. The mortgage deadlines below apply to the deed-of-trust process; read the notice for the route your lender is using.
In a trustee sale, the notice of default is recorded with the county and mailed to you. You can usually reinstate within 115 days after it is recorded by paying the overdue amount and allowed costs and fees. The trustee's sale cannot happen until at least 120 days after the notice of sale is mailed to you. The notice must also be published once a week for four weeks, with the last publication at least 30 days before the sale; the trustee must try to serve an adult occupant and post the notice.
If a regulated lender's loan is on your main home with a homeowner's exemption, a loan-change request form comes with the notice of default. If the lender receives it within 30 days, the sale cannot happen until the lender answers. A trustee may postpone a sale at the lender's request by announcing it at the sale; each postponement can be up to 30 days and can be repeated. For covered primary-home loans from regulated lenders, the trustee must mail at least 14 days' notice before a postponed sale.
Idaho also requires a notice in a contract to sell during a trustee-sale foreclosure and gives you five business days to cancel. No money or interest in the house can change hands until those five business days have passed. After a trustee's sale, there is no right to redeem the house. A court foreclosure is different: the owner can generally redeem within six months after the sale, or one year if the land is more than 20 acres.
- Idaho Code §45-1503 — deed-of-trust foreclosure by sale or in court
- Idaho Code §45-1505 — notice of default and §45-1506 — trustee-sale notices, timing, reinstatement, and postponements
- Idaho Code §45-1506C — loan-modification request process
- Idaho Code §45-1508 — no redemption after a trustee's sale and §11-402 — redemption after a court sale
- Idaho Code §45-1602 — required sale-contract notice and §45-1603 — five-business-day cancellation right
Property-tax sale
A sale over delinquent property taxes is separate from a mortgage trustee's sale and has its own notices and deadlines. Do not use the mortgage dates above for a tax-sale notice. Follow the tax notice and contact the office named there.
If the payoff is the problem
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
Ask the lender for a current payoff statement, then have title review the lien and closing figures. Any lender decision depends on the property and situation.
What happens next
- Call or send the Boise property address and the sale date or notice you have.
- We review the house as-is and give you a written offer and written terms before you commit.
- If you choose to proceed, a title company works through title, payoff, and lien details with you.
- We work toward closing before the trustee's sale when the title, payoff, and timing allow. Confirm the current date with the trustee named in your notice.
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
Ada County offices for local questions
- If your lender filed a court foreclosure, the Ada County Clerk — Courts is the local court and clerk contact route. The office is at 200 W Front St, Boise, ID 83702; call 208-287-6900. For a trustee sale, confirm the current date with the trustee named in your notice.
- For property-tax bill, payment, or account questions, contact the Ada County Treasurer at 200 W Front St, Boise, ID 83702, or call 208-287-6800. A tax-sale notice has its own deadlines; follow that notice and the contact it names.
Questions and contact
Estimate possible sale proceeds with the Boise calculator → Use your own estimated value and payoff. This is a planning estimate, not a property-specific offer or settlement statement.
Questions about selling before foreclosure in Boise, ID
Can I sell my Boise house before an Idaho trustee's sale?
Often, yes, if the payoff, title work, and closing can be completed before the sale. An offer by itself does not change the sale date. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
What Idaho foreclosure dates should I check?
In a deed-of-trust trustee sale, notice of default is recorded and mailed. You can usually reinstate within 115 days after it is recorded by paying the overdue amount and allowed costs and fees. The sale cannot happen until at least 120 days after the notice of sale is mailed; that notice is also published weekly for four weeks, with the last publication at least 30 days before the sale. The notices for your property control the dates.
Is a property-tax sale the same as a mortgage foreclosure in Ada County?
No. A tax-sale notice and a mortgage trustee-sale notice concern separate processes, with separate notices and deadlines. Do not apply the Idaho mortgage-foreclosure timeline to a property-tax sale. Follow the tax-sale notice and contact the office named there; the Ada County Treasurer handles property-tax bill, payment, and account questions.
Can I get my Boise house back after a foreclosure sale?
After an Idaho deed-of-trust trustee sale, there is no right to redeem the house. If the lender foreclosed in court instead, the owner can generally redeem within six months after the sale, or one year if the land is more than 20 acres. Confirm which process applies to your property.
What if the mortgage payoff is more than my house is worth?
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before. Get a current payoff statement and have title review the figures and liens for a proposed closing. A lender decision depends on the property and situation.
What happens after I contact USA Home Buyers?
We review the house as-is and give you written offer terms before you commit. If you choose to proceed, a title company works through title and payoff details with you. We work toward closing before the trustee sale when the title, payoff, and timing allow; confirm the current sale date with the trustee named in your notice.
What sellers say about USA Home Buyers
Talk through the sale date
Call 888-274-5006 or send the Boise property address and the notice you received.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the property address and the payoff or sale information you have.