Free tool

Utah Foreclosure Timeline Calculator

See the dates in your trustee's-sale foreclosure process

Utah foreclosure has no courtroom lawsuit and no sheriff's sale for a standard home loan: a trustee runs the sale under Utah Code Title 57, Chapter 1, on a statutory calendar that starts with the recorded notice of default and ends with the trustee's deed. Enter the date of a missed payment — or pick a sale month — and this free calculator estimates each date in that process. In Utah, foreclosure of a deed of trust runs through a trustee's sale, not a court case: for a typical owner-occupied home loan, the fastest path from the first missed payment to a sale is about eight to nine months — federal rules bar most servicers from starting foreclosure until the loan is more than 120 days delinquent (12 C.F.R. § 1024.41), Utah's pre-default notice under Utah Code § 57-1-24.3 runs inside that same window, the borrower then gets three full months after the notice of default is recorded to cure (Utah Code §§ 57-1-24, 57-1-31), and the sale itself requires at least 20 days of published, posted, and mailed notice (Utah Code §§ 57-1-25, 57-1-26). Counted from the notice of default alone, a sale can follow in about four months. Real cases often run longer — loss-mitigation review, postponements, and bankruptcy all stretch the calendar — and after a trustee's sale there is no redemption period at all (Utah Code § 57-1-28).

General information only — not legal advice. The information on this page, including any timeline estimate from our calculator, is general information about Utah law and Utah foreclosure and probate procedures. It is not legal advice, it does not create an attorney-client relationship, and it may not reflect the most recent changes in the law or how the law applies to your specific situation. Deadlines in a real foreclosure or probate case depend on the actual notices, loan documents, and court filings in that case. If you need advice about your own situation, consult a licensed Utah attorney.

Estimates only. Trustees set real sale dates inside the statutory windows, sales get postponed, and loss-mitigation review (a sale generally cannot proceed while a complete foreclosure-relief application is under review, Utah Code § 57-1-24.3(6)), payoff or sale activity, bankruptcy, and individual loan terms can stretch these dates. A sale may not end the debt, either: the lender has three months after the sale to bring a deficiency action, capped at the debt minus the home's fair market value on the sale date (§ 57-1-32). And after a trustee's sale the owner has no redemption period at all — which is exactly why this calculator exists. If you would rather sell the house before the sale date, Wise Revival buys Utah houses directly for cash: no fees, no commissions, an offer in 24 hours, and closing on a date you pick — before the sale. We never charge for advice and we make no rescue promises: just a straightforward purchase offer you can accept or decline.

Related: Foreclosure in Utah, explained · Behind on payments? · We buy houses in Utah