The Q3 Picture
ATTOM is mid-year data showed 227,548 foreclosure filings in H1 2026, up 21% year-over-year. Q3 data continues this trend of normalization toward pre-pandemic levels rather than crisis-level acceleration.
The trajectory is upward but measured. This is not 2008-2010; it is a return to normal market dynamics after years of artificial suppression. The foreclosure moratoriums and forbearance programs that protected homeowners during the pandemic have largely expired, allowing the natural cycle of distress to resume.
Geographic Variation
Foreclosure increases concentrate in certain states and metros. Markets that saw significant pandemic-era price appreciation and thin buyer pools are showing stress first. Markets with strong employment and population growth remain stable.
Target your calling to the markets showing stress. National averages mask significant local variation.
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Book a Real Estate Fit CallPre-Foreclosure Opportunity
Rising foreclosure filings expand pre-foreclosure lists. More homeowners in distress means more potential motivated sellers. But competition also increases as more investors target the same lists.
Differentiate through speed, professionalism, and persistence. The operators who reach motivated sellers first and present compelling offers capture the deals. Consider targeting early-stage notices of default rather than auction-imminent properties - less competition and more time to structure creative solutions.
Timeline Awareness
Foreclosure timelines vary by state. Judicial foreclosure states have longer timelines; non-judicial states move faster. Understand your state is process to time your outreach appropriately.
Early-stage pre-foreclosure (first notice) gives you more time to work deals. Later-stage (auction scheduled) creates urgency but also more competition. States like New York and New Jersey average 1,000+ days to foreclosure, while Texas and Georgia can complete the process in under 60 days - dramatically different calling strategies are required.
VA Horizon Approach
We call your pre-foreclosure lists when you provide them. Rising foreclosure trends mean more records to work and more opportunities to generate appointments.
The market is shifting in your favor. Capture the opportunity with professional appointment setting. Our callers are trained specifically on pre-foreclosure conversations - approaching distressed homeowners with empathy while qualifying motivation and timeline. The rising trend is your opportunity; professional execution is how you capture it. Market conditions favor prepared operators who can move quickly on expanding distress lists. Position yourself now for the opportunity that is building. The operators who prepare now will capture the lion's share of deals as distress inventory grows.
Sources
The external data in this article draws on the sources below. Figures described in the text as estimates or industry triangulations are directional and are not attributed to a single dataset.