Washington County homeowners from St. George, Washington and Hurricane to Santa Clara, Ivins, Springdale and LaVerkin who miss a payment, receive a notice of default, or learn of a scheduled trustee sale should act quickly. Utah forecloses through a non-judicial trustee sale process. After a Notice of Default is recorded, Utah law generally requires at least three months to pass before the trustee gives notice of sale — a pre-sale period, not a three-month redemption period after the sale. Dream Financial Management provides Washington County, Utah foreclosure assistance since 1994.
Fill out the form below and we'll contact you within 24 hours.
Utah is a non-judicial foreclosure state under Utah Code §57-1-24. Most foreclosures run through a trustee's sale rather than a lawsuit. Utah law establishes minimum notice periods, but the complete foreclosure timeline varies based on the recorded notices, sale scheduling, postponements, loss mitigation, bankruptcy, court orders and other circumstances.
After a default, the trustee records a Notice of Default in Washington County. After a Notice of Default is recorded, Utah law generally requires at least three months to pass before the trustee gives notice of sale. During the applicable pre-sale period, a homeowner may be able to cure the default by paying the delinquent amounts and allowable costs.
After at least three months pass following recordation of the Notice of Default, the trustee records and serves the Notice of Sale in accordance with the statutory mailing, publication and posting requirements under Utah Code §57-1-24, and conducts a public auction. In Washington County these are held in St. George. The property is usually sold to the lender's credit bid. After the cure period expires, stopping the sale may require payment of the full amount due or another written resolution, postponement or loss-mitigation arrangement.
At the trustee's sale, the property is sold at public auction. A completed Utah non-judicial trustee's sale does not ordinarily provide the former owner with a post-sale statutory right to redeem the property. During the applicable pre-sale period the borrower may have had an opportunity to cure by paying the legally required amounts, but once the sale is complete the trustee's deed conveys the trustor's interest without such a right of redemption.
A Trustee's Deed is delivered to the purchaser, conveying the trustor's interest without an ordinary post-sale statutory right of redemption. After a Utah trustee's sale, a creditor may seek a deficiency judgment if the legal requirements are satisfied. Utah Code §57-1-32 generally requires the deficiency action to be commenced within three months after the trustee's sale and limits the potential recovery based on the debt, sale proceeds and fair market value. Whether a deficiency may be pursued depends on the loan, property, parties and applicable law.
Understanding the distinction between curing before the sale and redemption is critical. Utah's applicable pre-sale reinstatement window generally lets you cure a default by paying the legally required amounts after the Notice of Default is recorded, and Utah Code §57-1-24 requires at least three months to pass before the Notice of Sale is given. A completed non-judicial trustee's sale does not ordinarily provide a post-sale statutory right of redemption; the trustee's deed conveys the trustor's interest without such a right. Utah's homestead-exemption protections and dollar limits depend on current law, property use, ownership and the type of enforcement involved. A homestead exemption does not automatically prevent enforcement of a consensual mortgage or deed of trust.
Washington County sits in the southwest corner of Utah, known for the red-rock landscape of Zion National Park and the Pine Valley Mountains. Its county seat and largest city is St. George. Dream Financial Management assists homeowners across the entire county.
Catch up the arrears within Utah's applicable pre-sale reinstatement period, or negotiate a modification with your servicer early.
A completed Utah non-judicial trustee's sale does not ordinarily provide a post-sale statutory right to redeem the property. The real window to save the home is the pre-sale reinstatement period, so act before the sale.
If the trust deed requirements were not met, you may be able to challenge the foreclosure sale's validity before the property transfers.
A short sale, deed-in-lieu, or negotiated payoff may help limit further exposure where a deficiency might otherwise be pursued under Utah Code §57-1-32.
Your mortgage note and deed of trust
Notice of default and notice of sale
Recent statements and payment history
Income, bank, and expense documentation
Any correspondence with your servicer
Any loss mitigation or modification requests
Every Washington County foreclosure is unique. A free, confidential review helps you understand your reinstatement and redemption timeline and your options before it's too late.
This information is for educational purposes only and is not legal advice. Dream Financial Management is not a law firm and does not provide legal representation; we help connect homeowners with resources and guidance. Foreclosure outcomes depend on your individual circumstances.