Behind on payments, or holding a foreclosure notice? Most Georgia homeowners we talk to want to know three things: how foreclosure works here, whether they can still sell, and who to call first. Here are plain answers.
This is general info, not legal advice. Talk to a Georgia attorney about your case.
North Augusta House Guys buys houses as-is for cash. We’re not a law firm, and we can’t promise to stop a foreclosure. But if selling makes sense, we may be able to help you stop it by selling before the sale date. We can get you a cash offer within 24 hours, so you have a real number to compare with your other options.
How foreclosure works in Georgia
- Default. Usually this means missed payments. Not keeping insurance or not paying property taxes can count too.
- Notice to you. The lender must send you a written notice at least 30 days before the sale, by certified or registered mail or statutory overnight delivery. It has to name someone who can negotiate your loan terms.
- The ad. The sale is advertised once a week for four weeks in the county’s legal newspaper (the “legal organ”).
- The sale. Sales are held on the first Tuesday of the month, between 10 a.m. and 4 p.m., at the county courthouse. Anyone can bid, but the lender is often the only bidder.
- After the sale. You no longer own the house. If you don’t move out, the new owner can file a dispossessory (eviction) case in court.
Common questions
Is Georgia a judicial or nonjudicial foreclosure state?
Nonjudicial. Georgia home loans usually come with a security deed that has a “power of sale.” That lets the lender foreclose without filing a lawsuit first. The rules are in O.C.G.A. §§ 44-14-162 through 44-14-162.4.
How much notice do I get before the sale?
At least 30 days. Under O.C.G.A. § 44-14-162.2, the lender must send you written notice at least 30 days before the sale date. Refusing the certified letter doesn’t cancel the notice. The sale also has to be advertised once a week for four weeks in the county’s legal newspaper. Check that ad for your exact sale date.
When and where are Georgia foreclosure sales held?
On the first Tuesday of the month, between 10 a.m. and 4 p.m., at the courthouse in the county where the house sits. If the first Tuesday falls on New Year’s Day or July 4, the sale moves to the Wednesday right after.
Can I get the house back after the sale?
No. Georgia has no right of redemption after a foreclosure sale. Your chance to keep the house, by catching up the loan, paying it off, or selling it, ends when the sale happens.
What happens after the sale?
The buyer, often the lender, owns the house. If you stay, the new owner can file a dispossessory (eviction) case in court. Some lenders offer “cash for keys” if you move out by a set date. If a sale already happened, get legal help right away. Court deadlines in an eviction case are short.
Can I owe money after a foreclosure sale?
Maybe. If the sale brings less than you owe, the lender may try to collect the difference (a deficiency). Under O.C.G.A. § 44-14-161, it first has to report the sale to a superior court judge within 30 days and get it confirmed, and the judge has to find the sale brought true market value. If you get notice of a confirmation hearing, call a Georgia attorney.
Can I still sell my house if foreclosure has started?
Often, yes. You need to be able to sign, and the sale has to close before the foreclosure date. The sale also has to pay off the loan, or the lender has to approve a short sale. Other options include catching up the loan, a loan modification, a deed in lieu, or bankruptcy. Talk to an attorney before you pick one.
Will you stop my foreclosure?
We can’t promise to. But we may be able to help you stop it by selling before the sale date. If the sale closes first and pays off the loan, the foreclosure sale is canceled. We can’t promise to close before your sale date. What we can do: give you a cash offer within 24 hours, pay all closing costs, and close in as little as seven days when the title is clear. You and your attorney decide if that beats your other options.
How do I spot a foreclosure rescue scam?
Don’t pay an upfront fee to “save” your house. Don’t sign your deed over to someone who says they’ll fix things. Don’t skip payments because a stranger told you to. Only pay your mortgage company.
Who can help for free?
A HUD-approved housing counselor is often free. Call 1-800-569-4287 or search at hud.gov/findacounselor. Outside metro Atlanta, Georgia Legal Services Program is at 1-800-822-5391. The State Bar of Georgia can refer you to a lawyer at 1-800-334-6865.
Want a number to compare?
If you’re weighing a sale, call 803-471-4870 or send us the address. Tell us your sale date if you have one. We’ll give you a no-obligation cash offer and talk through timing honestly. You decide.
Get Your Cash Offer. Close in as Little as 7 Days.
North Augusta House Guys
400 West Ave, Suite 1
North Augusta, SC 29841
803-471-4870
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