If you’re behind on payments in Georgia, you’re not alone—and you still have options. Federal rules generally prevent a servicer from starting foreclosure until you’re at least 120 days delinquent, and Georgia law requires the lender to give you at least 30 days’ written notice before a non-judicial foreclosure sale and to advertise for four consecutive weeks before the auction (typically held on the first Tuesday of the month). Acting early gives you the best shot at protecting your equity and your credit. Lexology+3Consumer Financial Protection Bureau+3law.georgia.gov+3
Below is a clear plan—including how a fast, as-is sale to Middle Georgia Cash Homes can fit into your timeline.
1) Confirm your exact timeline (today)
- Call your servicer and ask for:
- Your delinquency status and the earliest date foreclosure can be referred (the 120-day rule),
- Any loss-mitigation options (repayment plan, forbearance, loan modification), and
- The reinstatement and payoff amounts with per-diem interest.
- Open your mail: look for an “intent to foreclose” letter (Georgia requires at least 30 days’ notice and contact info for a person with authority to discuss your loan). Consumer Financial Protection Bureau+1
- Get free help: a HUD-approved housing counselor can help you submit a complete loss-mitigation package and talk to your servicer. Call (888) 995-HOPE or search the HUD directory. Consumer Financial Protection Bureau+1
2) Run the playbook of options (pick the best fit)
Keep the home
- Reinstatement or repayment plan – Pay the past-due amount (or spread it out) to get current. Legal Information Institute
- Loan modification / forbearance – Change rate/term or pause payments while you recover. Your servicer must review a complete application before moving to sale. Legal Information Institute
Exit before auction (protect credit & equity)
- Traditional listing – Highest top-line price if you’re show-ready and have time; price aggressively and choose a buyer who can close fast.
- Direct, as-is sale to Middle Georgia Cash Homes – No repairs, showings, or lender delays; we coordinate title and can close before a scheduled sale when feasible.
- Short sale (approval required) – If you owe more than the home is worth, your servicer may let you sell for less with documentation; better for credit than a completed foreclosure. Consumer Financial Protection Bureau
- Deed-in-lieu – If selling won’t work in time, some servicers accept a deed-in-lieu to avoid foreclosure and may waive the deficiency. Consumer Financial Protection Bureau+1
Important: In Georgia, the foreclosure sale is typically on the first Tuesday after four weeks of newspaper notice. Don’t wait for the last week—buyers, title, and payoffs all take time. Lexology
3) If you choose to sell fast, set your timeline and net clearly
- Ask for a written offer with a target close date ahead of any scheduled sale.
- Compare NET, not just price: repairs, concessions, appraisal/financing risk, closing costs, and days to close.
- With Middle Georgia Cash Homes, you can request a side-by-side Net Sheet (retail vs. direct) so you can choose with eyes wide open.
4) Prep for a smooth closing (in days, not months)
- Documents: photo ID, mortgage payoff info, HOA details (if any), recent utility bills, and any repair receipts.
- Occupancy plan: if needed, ask about post-closing possession (short rent-back) so you can move on a sane schedule.
- Logistics: start packing, arrange movers/storage, and update mailing addresses.
5) Credit protection moves (so you can bounce back)
- If you close a short sale or deed-in-lieu, get a letter from your servicer confirming it wasn’t a foreclosure and send copies to the credit bureaus. Keep that letter for your records—it helps when you buy again. Consumer Advice
6) Common myths—quick truths
- “As-is means no disclosures.” False. You still disclose known, material issues; “as-is” just means you aren’t doing repairs.
- “I can wait until the month of the sale.” Risky. Georgia requires only 30 days’ written notice plus 4 weeks of publication; once advertised, your window is tight. law.georgia.gov+1
- “My lender can start anytime.” Generally, no. The first legal step can’t happen until you’re 120+ days delinquent (with limited exceptions). Consumer Financial Protection Bureau
Where Middle Georgia Cash Homes fits in for Georgia sellers
We’re a local, direct buyer. We purchase homes as-is, work with your timeline, and coordinate with the closing attorney to pay off the loan from sale proceeds and stop the clock before the auction (when feasible). No showings, no repair lists, and clear numbers so you can compare options confidently.
Next step: Call/Text 478-216-1795 for a no-obligation, written offer—or submit the form on this page. We’ll review your timeline, pull title, and map the fastest path to avoid foreclosure in Georgia.
General information only, not legal or tax advice. If a sale date is already posted or you’re considering bankruptcy or litigation, consult a Georgia attorney immediately.
Sources: Federal 120-day rule and loss-mitigation protections; Georgia 30-day notice & advertising rules; GA first-Tuesday sales; HUD/CFPB help; short-sale/deed-in-lieu credit tips. Consumer Advice+7Consumer Financial Protection Bureau+7Legal Information Institute+7