Twin Falls, ID · Twin Falls County / Foreclosure
Can I Sell My Twin Falls House in 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 still be able to sell before the trustee's sale if the payoff, title work, and closing can be completed in time. Your notices and the trustee's current sale date control.
USA Home Buyers buys houses in Twin Falls and Twin Falls 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 use the form to ask about a cash offer.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the property address and any date on a trustee notice.
How we can help with a Twin Falls house
We give you a written offer and written terms before you commit, and a title company handles the closing. When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate; the title company reviews the figures for your property.
We can review the house as-is and work with the title company on title questions, the lender payoff, and recorded liens. A possible sale still depends on completing the required steps before the trustee's sale.
Mortgage foreclosure or property-tax sale?
Idaho can let a lender foreclose a deed of trust without going to court, or the lender can choose a court foreclosure. The timeline below is for a mortgage foreclosure. A sale over unpaid property taxes is a different process with its own notice and deadlines; do not apply the mortgage dates to a tax-sale notice.
If the notice is about property taxes, follow its dates and contact instructions. Twin Falls County's Treasurer page is the county route for property-tax bills and payments.
Idaho mortgage-foreclosure notices and deadlines
For a deed-of-trust foreclosure, the process starts when the notice of default is recorded with the county and mailed to you. A trustee's sale cannot happen until at least 120 days after the notice of sale is mailed. 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.
You can usually reinstate the loan within 115 days after the notice of default is recorded by paying the overdue amount and allowed costs and fees. Principal that would not otherwise be due is excluded, but any amount already due still has to be paid.
For a regulated lender's loan 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 can postpone a sale at the lender's request by announcing it at the sale. Each postponement can be no more than 30 days, but it can be repeated. For covered primary-home loans from a regulated lender, the trustee must mail at least 14 days' notice before holding a postponed sale. Check with the trustee for the current sale date; do not assume a date has changed.
If you sign a contract to sell during a trustee-sale foreclosure, Idaho law requires a notice in the contract and gives you five business days to cancel. Money or an interest in the house cannot 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: you can generally redeem within six months after the sale, or within one year if the land is more than 20 acres.
- Idaho Code §45-1503 — deed-of-trust foreclosure →
- Idaho Code §45-1505 — notice of default →
- Idaho Code §45-1506 — sale notice, deadlines, and postponements →
- Idaho Code §45-1506C — loan-change request →
- Idaho Code §45-1508 — no redemption after a trustee's sale →
- Idaho Code §11-402 — redemption after a court sale →
- Idaho Code §45-1602 — required contract notice →
- Idaho Code §45-1603 — five-business-day cancellation right →
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. Get a current payoff and have the title and closing figures reviewed for your property; what a lender will accept depends on the particular loan and sale.
What happens next
- Contact us with the property address and any trustee-sale date you have.
- We review the house and give you a written cash offer and written terms before you commit.
- A title company checks title, the lender payoff, recorded liens, and the closing figures.
- If you accept and the required steps can be completed in time, the title company coordinates the closing.
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.
Twin Falls County offices and local help
If a lender filed a court foreclosure, use your case papers to identify the court handling it. The Fifth Judicial District's Twin Falls County page lists the local court facility and clerk contact.
For property-tax bills and payments, use the Twin Falls County Treasurer. If you received a separate tax-sale notice, follow its date and contact instructions; the mortgage deadlines above do not set a tax-sale date.
Questions about foreclosure in Twin Falls
Can I sell my Twin Falls house before a trustee's sale?
Often, yes, if the sale has not happened and the payoff, title work, and closing can be completed in time. Your notices and the trustee's current sale date control. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
How long after the notice can an Idaho trustee hold a sale?
The trustee cannot hold the sale until at least 120 days after the notice of sale is mailed. The notice must also be published once a week for four weeks, with the last publication at least 30 days before the sale. Check the dates and instructions on the notices for your property.
Is a mortgage trustee sale the same as a property-tax sale?
No. A mortgage foreclosure under a deed of trust and a sale for unpaid property taxes are separate processes with separate notices and dates. Do not use the mortgage deadlines on this page for a tax-sale notice; follow that notice and its contact instructions.
What if the lender 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 and have the title and closing figures reviewed for your property; what a lender will accept depends on the particular loan and sale.
Can I get the house back after a foreclosure sale in Idaho?
After a trustee's sale under a deed of trust, Idaho law gives you no right to redeem the house. A court foreclosure follows a different rule: you can generally redeem within six months after the sale, or within one year if the land is more than 20 acres.
Can I cancel a contract to sell during a trustee-sale foreclosure?
Yes. Idaho requires a notice in a contract to sell during a trustee-sale foreclosure and gives you five business days to cancel. Money or an interest in the house cannot change hands until those five business days have passed.
Estimate possible sale proceeds with the Twin Falls calculator → It is a planning estimate, not an offer for your property.
Read Twin Falls seller reviews →
Return to the Twin Falls home-selling overview or read the Twin Falls market report.
Ask about your Twin Falls house
Call 888-274-5006 or send the property address and what you know about the timing.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the property.