You Decide Realty · Short Sale & Foreclosure Help Center
Nevada foreclosures are almost always non-judicial — a trustee sells the property under the power of sale in your deed of trust, without a lawsuit. That makes the process fast on paper. In practice, Nevada has one of the longest foreclosure pipelines in the country, and the law hands homeowners several windows that close quietly if nobody tells you they exist.
Here is the whole sequence, in order, with what you can do at each step and the statute that says so.
In Nevada, a servicer must contact you and wait 30 days before recording a Notice of Default. Once the NOD is recorded, at least three months must pass before a Notice of Sale can be given. You have 30 days from service of the NOD to elect foreclosure mediation, and an owner-occupant’s right to reinstate the loan generally runs until five days before the sale. Once the trustee’s sale is held, title vests with no right of redemption. Realistically the whole process takes at least four months from NOD to sale, and Nevada’s average completion time in Q2 2026 was 1,507 days.
Nearly every consumer page about Nevada foreclosure says you have 35 days to cure after the Notice of Default. That number comes from NRS 107.080(2)(a) and it is the general rule — but for owner-occupied housing, NRS 107.0805(1)(a) extends the reinstatement period so that it expires five days before the date of sale. If you live in the house, you did not lose the right to catch up on day 36. This is the single most consequential correction on this page.
Nothing public happens for a while. Behind the scenes, federal and Nevada law both impose duties on the servicer before it can start.
Federal: a servicer generally cannot make the first foreclosure filing until the loan is more than 120 days delinquent, and cannot proceed while a complete loss-mitigation application is pending. 12 CFR 1024.41(f)
Nevada: for most residential loans on owner-occupied housing, the servicer must mail a detailed pre-foreclosure notice at least 30 days before recording the NOD — including the amount needed to cure and the contact information for HUD-approved counseling agencies NRS 107.500 — and must attempt to contact you in person or by telephone to assess your finances, then wait 30 days after that contact. NRS 107.510
The trustee records an NOD in the county recorder’s office and mails you a copy by registered or certified mail. NRS 107.080(2)(c), (3) For a residential foreclosure it must be accompanied by a recorded, notarized affidavit of authority proving who actually holds your note and listing every recorded assignment. NRS 107.0805(1)(b)
The NOD must also be posted on the property no later than 100 days before the sale, by a licensed process server, constable, or sheriff. NRS 107.087
The trustee may not give notice of sale until not less than three months have elapsed after the recording of the NOD. NRS 107.080(2)(d) This is a hard statutory floor and it is measured from recording, not from when you received the letter.
Within 10 days after the NOD is recorded and mailed, copies must also go to anyone who recorded a request for notice and to junior lienholders. NRS 107.090(3)(a)
For owner-occupied housing, a separate notice must be served on you not later than 60 days before the sale date, carrying the required bold heading “YOU ARE IN DANGER OF LOSING YOUR HOME!” and listing contact numbers for housing counseling, the Attorney General, the Division of Mortgage Lending, the Division of Financial Institutions, legal services, your lender, and a fair housing center. NRS 107.085
After the three months run, the trustee records a notice of sale and must: serve or mail it to you by registered or certified mail; post it for 20 successive days in a public place in the county; and publish it three times, once a week for three consecutive weeks, in a newspaper of general circulation. NRS 107.080(4)
Separately, the notice of sale must be posted on the property no later than 15 days before the sale, with a separate notice mailed and posted to any tenant in actual occupation. NRS 107.087 Junior lienholders and anyone who recorded a request for notice must be mailed a copy at least 20 days before the sale. NRS 107.090(3)(b)
The property is sold at public auction. Every sale under this section vests in the purchaser the title of the grantor “without equity or right of redemption.” NRS 107.080(5)
Read that again, because it is the single hardest fact on this page. Some states give a foreclosed owner months or a year to buy the house back. Nevada does not, after a trustee’s sale. The one-year redemption period people have heard about (NRS 21.210) applies only to judicial foreclosures and execution sales, which are rare here.
There are narrow windows to challenge a sale: an action to void it must generally be commenced within 30 days after the trustee’s deed upon sale is recorded, extended to 90 days after the sale where required notice was not given. NRS 107.080(5)–(6) And a sale must be declared void where the trustee did not substantially comply with the mediation and posting requirements. NRS 107.0805(4)
Getting you out: a former owner holding over after a foreclosure sale is entitled to a 3-day written notice to surrender before an unlawful detainer action. Bona fide tenants get far more — generally not less than 60 days for a month-to-month tenancy, with the lease remaining in effect during that period. NRS 40.255
Coming after the money: a lender who wants a deficiency judgment must apply within 6 months after the date of the foreclosure sale, and the court must hold a hearing and take evidence on the property’s fair market value first. NRS 40.455, 40.457 If your loan was a purchase-money loan on an owner-occupied single-family home you never refinanced, a bank or credit union cannot get a deficiency at all. NRS 40.455(3)
Senate Bill 321 (2013) added a set of protections now codified at NRS 107.400 to 107.560. They include your right to pursue more than one foreclosure-prevention alternative at a time, a mortgage servicer’s duty to give you a single point of contact, restrictions on “dual tracking” (proceeding with foreclosure while your application is pending), and a private right to injunctive relief and damages for violations.
Under NRS 107.460, these protections do not apply to a financial institution that foreclosed on 100 or fewer Nevada owner-occupied properties in its prior annual reporting period. Small local banks, credit unions, and portfolio lenders are frequently exempt. Before you rely on a single-point-of-contact or dual-tracking argument, find out who actually holds your loan.
Nevada allows judicial foreclosure — a lawsuit ending in a court-ordered sale — but it is uncommon, because the power-of-sale route is faster. It matters mostly because of one difference.
| Non-judicial (trustee’s sale) | Judicial foreclosure | |
|---|---|---|
| How common | The overwhelming majority | Rare |
| Court involved | No — the trustee acts under the deed of trust | Yes — a lawsuit under NRS 40.430 |
| Minimum time | Roughly four months from NOD | Longer — litigation timeline |
| Right to redeem after sale | None. NRS 107.080(5) | One year. NRS 21.210 |
| Deficiency judgment available | Yes, subject to NRS 40.455 limits | Yes, subject to the same limits |
| Foreclosure mediation | Petition within 30 days of NOD service | Petition by the date your answer is due |
None of these charge homeowners. If someone tells you they can do what these organizations do, but faster, for a fee paid up front — that is the scam.
Questions we get every week
The statutory minimum is roughly four months from the recording of the Notice of Default to the trustee's sale, because at least three months must pass before a Notice of Sale can be given, the NOD must be posted on the property at least 100 days before the sale, and the sale must be published for three consecutive weeks. In practice it takes far longer: ATTOM reported Nevada's average completion time at 1,507 days in the second quarter of 2026 — the fifth longest in the nation. Electing foreclosure mediation extends it further.
Yes, in several ways. You can reinstate the loan by curing the arrears — and for an owner-occupied home that right generally runs until five days before the sale under NRS 107.0805, not just for 35 days. You can elect foreclosure mediation within 30 days of service of the NOD. You can complete a loan modification, payment deferral, or forbearance. You can sell the property, including through a short sale. Or you can pay the loan off entirely. What you cannot do is stop it by ignoring it.
Not after a non-judicial trustee's sale, which is how nearly all Nevada foreclosures are done. NRS 107.080(5) states that the sale vests title in the purchaser 'without equity or right of redemption.' The one-year redemption period people have heard of comes from NRS 21.210 and applies only to judicial foreclosures and execution sales. Separately, an HOA foreclosure does carry a 60-day redemption right under NRS 116.31166 — a completely different statute.
A former owner holding over after the sale is entitled to a three-day written notice to surrender before the new owner can file an unlawful detainer action. Bona fide tenants in actual occupation get much more protection: generally not less than 60 days for a periodic tenancy of a month or longer, with the lease remaining in effect during that period. See NRS 40.255.
It puts you and your lender in front of a neutral mediator, with the lender required to participate in good faith, before the sale can proceed. Eligibility is generally: a Notice of Default recorded recently, the property is your owner-occupied primary residence, and you have no open bankruptcy. You elect it by filing a petition with the district court within 30 days after service of the Notice of Default and paying a nominal filing fee. The program is administered by Home Means Nevada, Inc.; the mediator panel is appointed by the Nevada Supreme Court's Administrative Office of the Courts.
Once a Nevada trustee’s sale is held, title vests in the purchaser with no right of redemption — there is no undo. But until then, an owner-occupant’s right to reinstate generally runs to five days before the sale, and a pending offer is a reason to ask for a postponement.
702-843-0044Ken Calder · Nevada Broker B.1001776 · Speak to a licensed broker, not a call center.
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No judgment, no sales pitch, and no pressure to list anything. If the right answer is a loan modification, a bankruptcy attorney, or a HUD counselor instead of us, that is what we will say. We are a licensed Nevada brokerage, not a foreclosure rescue company — and we never charge a homeowner a fee to look at their situation.
We do not publish a figure, a deadline, or a statute we have not read. Every claim above traces to one of these. If you find something here that is out of date, tell us and we will fix it and re-stamp the page.