{"id":187157,"date":"2026-03-12T09:36:04","date_gmt":"2026-03-12T15:36:04","guid":{"rendered":"https:\/\/www.biggerpockets.com\/blog\/?p=187157"},"modified":"2026-03-12T09:36:07","modified_gmt":"2026-03-12T15:36:07","slug":"where-foreclosure-auctions-rose-in-q4-2025","status":"publish","type":"post","link":"https:\/\/www.biggerpockets.com\/blog\/where-foreclosure-auctions-rose-in-q4-2025","title":{"rendered":"Foreclosure Auctions Surged in Q4 Last Year\u2014These States Saw the Biggest Increases"},"content":{"rendered":"\n<p><span data-preserver-spaces=\"true\">Foreclosure markets tend to speak in stages. Early filings hint at pressure. Auction notices confirm momentum. And when Notices of Sale accelerate, it signals that distress is no longer theoretical\u2014it\u2019s moving rapidly toward resolution.<\/span><\/p>\n\n\n\n<p><span data-preserver-spaces=\"true\">According to ATTOM Data Solutions, December 2025 marked a major inflection point in the foreclosure pipeline. After a strong but uneven fall, foreclosure auction activity surged sharply nationwide, pointing to a growing wave of properties advancing toward the courthouse steps.<\/span><\/p>\n\n\n\n<p><span data-preserver-spaces=\"true\">For real estate investors, the Notice of Sale stage is one of the most actionable moments in the foreclosure process. It provides defined timelines, clearer visibility, and a direct window into which markets are likely to produce both auction opportunities and future REO inventory.<\/span><\/p>\n\n\n\n<p><span data-preserver-spaces=\"true\">December\u2019s data shows that auctions are not only increasing\u2014they are doing so aggressively across several key states and counties as we head into 2026.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">National Notice of Sale Activity Jumps Sharply<\/span><\/h2>\n\n\n\n<p><span data-preserver-spaces=\"true\">According to ATTOM Data Solutions, 23,235 Notices of Sale were recorded nationwide in December 2025, representing:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">+25.10% month over month<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+67.99% year over year<\/span><\/li>\n<\/ul>\n\n\n\n<p><span data-preserver-spaces=\"true\">This is one of the strongest year-over-year increases in auction-stage filings seen in recent years. While Foreclosure Starts surged earlier in the month, the Notice of Sale data confirms that distress is now maturing rapidly.<\/span><\/p>\n\n\n\n<p><span data-preserver-spaces=\"true\">In simple terms, this means more properties are advancing past early filings and entering the final countdown to auction.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">State-Level Auction Trends: Five Key Markets in Focus<\/span><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Florida<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Florida\u2019s auction pipeline reaccelerated sharply after November\u2019s pullback. Nearly 50% year-over-year growth confirms that foreclosure activity remains deeply embedded in the state\u2019s housing market.<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">1,056 Notices of Sale<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+24.24% MoM<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+49.58% YoY<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">California<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">California\u2019s auction activity rose meaningfully in December, particularly after several quieter months. This suggests that earlier filings are now pushing into the sale stage.<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">1,315 Notices of Sale<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+14.07% MoM<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+25.60% YoY<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Ohio<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Ohio delivered one of the strongest auction surges in the country. Nearly 76% year-over-year growth signals a pronounced acceleration into late-stage foreclosure activity.<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">688 Notices of Sale<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+28.78% MoM<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+75.51% YoY<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">North Carolina<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">North Carolina continues to stand out. Auction filings more than doubled year over year, reinforcing its reputation as one of the fastest-moving foreclosure states.<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">610 Notices of Sale<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+12.46% MoM<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+131.94% YoY<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Texas<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Texas recorded the highest volume among all states. With a non-judicial foreclosure process, auction notices often follow closely behind Starts\u2014making Texas one of the most dynamic foreclosure markets in the country.<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">4,104 Notices of Sale<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+36.35% MoM<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">+58.09% YoY<\/span><\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Why the Notice of Sale Stage Matters to Investors<\/span><\/h2>\n\n\n\n<p><span data-preserver-spaces=\"true\">For investors, the Notice of Sale phase represents a critical transition point.<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">1. Timelines become defined<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Once a Notice of Sale is recorded, an auction date is typically set within weeks. This clarity allows investors to:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">Perform focused due diligence.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Line up capital or financing.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Evaluate repair scope and exit strategy.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Decide whether to pursue pre-auction negotiations.<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">2. Distress becomes actionable<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Properties at this stage are far less likely to cure. While some homeowners still resolve their situation, the probability of sale\u2014or eventual REO\u2014rises sharply.<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">3. Auctions forecast REO inventory<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">When Notices of Sale increase, REOs usually follow 60\u2013120 days later, particularly in states with faster foreclosure timelines.<\/span><\/p>\n\n\n\n<p><span data-preserver-spaces=\"true\">For investors who prefer bank-owned properties, auction data acts as an early warning system for future supply.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">County-Level Insights: Where Auction Pressure Is Intensifying<\/span><\/h2>\n\n\n\n<p><span data-preserver-spaces=\"true\">Looking beyond state totals, county-level data reveals where the most meaningful auction-stage changes are occurring.<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Florida: Central Florida, and urban cores reignite<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Florida\u2019s December surge was driven by:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">Orange County (Orlando), which posted a notable jump in auction filings.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Lee County, continuing its steady progression from <\/span><span data-preserver-spaces=\"true\">Starts<\/span><span data-preserver-spaces=\"true\"> into sales.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Miami-Dade County, which rebounded after a softer November.<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Investor insight<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Florida\u2019s auction activity is broad-based, with both urban and investor-heavy markets contributing to rising volume.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">California: Inland Empire pushes forward<\/span><\/h2>\n\n\n\n<p><span data-preserver-spaces=\"true\">California\u2019s December increase was led by:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">Riverside County, where auction notices rose sharply.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">San Bernardino <\/span><span data-preserver-spaces=\"true\">County,<\/span> <span data-preserver-spaces=\"true\">continuing<\/span><span data-preserver-spaces=\"true\"> its role as a foreclosure bellwether.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Los Angeles County, which showed a moderate but meaningful increase.<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Investor insight<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">The Inland Empire remains one of California\u2019s most consistent sources of auction inventory.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Ohio: Auctions accelerate in Central Ohio<\/span><\/h2>\n\n\n\n<p><span data-preserver-spaces=\"true\">Ohio\u2019s spike was concentrated in:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">Franklin County (Columbus), which recorded one of the largest MoM increases statewide.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Cuyahoga County (Cleveland<\/span><span data-preserver-spaces=\"true\">),<\/span><span data-preserver-spaces=\"true\"> rebounding after earlier softness.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Montgomery County (Dayton<\/span><span data-preserver-spaces=\"true\">),<\/span><span data-preserver-spaces=\"true\"> contributing to the statewide surge.<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Investor insight<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Central Ohio continues to transition quickly from early-stage filings into auctions.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">North Carolina: Rapid conversion continues<\/span><\/h2>\n\n\n\n<p><span data-preserver-spaces=\"true\">North Carolina\u2019s extraordinary YoY growth was driven by:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">Mecklenburg County (Charlotte<\/span><span data-preserver-spaces=\"true\">),<\/span> <span data-preserver-spaces=\"true\">with<\/span><span data-preserver-spaces=\"true\"> a clear increase in scheduled sales.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Wake County (Raleigh) continues to show elevated foreclosure velocity.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Guilford County, adding to statewide totals.<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Investor insight<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">North Carolina\u2019s foreclosure pipeline is moving faster than most states, compressing timelines for investor action.<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Texas: Volume and velocity<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Texas\u2019 December auction surge was widespread:<\/span><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">Harris County (Houston) led the increase.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Dallas and Tarrant counties posted strong gains.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Bexar County (San Antonio) continued its upward trend.<\/span><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Investor insight<\/span><\/h3>\n\n\n\n<p><span data-preserver-spaces=\"true\">Texas remains the fastest foreclosure market in the country\u2014Starts often translate into auctions in weeks, not months.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">How Investors May Use Notice of Sale Data<\/span><\/h2>\n\n\n\n<p><span data-preserver-spaces=\"true\">Notice of Sale data may help investors:<\/span><\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li><span data-preserver-spaces=\"true\">Target auction-heavy counties <\/span><span data-preserver-spaces=\"true\">where inventory is<\/span><span data-preserver-spaces=\"true\"> increasing.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Prepare capital earlier, especially for retirement account strategies.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Forecast REO opportunities before they hit the MLS.<\/span><\/li>\n\n\n\n<li><span data-preserver-spaces=\"true\">Align acquisition strategies with clearly defined auction calendars.<\/span><\/li>\n<\/ol>\n\n\n\n<p><span data-preserver-spaces=\"true\">For investors using a Self-Directed IRA or Solo 401(k), the Notice of Sale stage offers a balance between urgency and preparation\u2014more defined than preforeclosure but less rushed than the auction itself.<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span data-preserver-spaces=\"true\">Disclaimer<\/span><\/h3>\n\n\n\n<p><em><span data-preserver-spaces=\"true\">Equity Trust Company is a directed custodian and does not provide tax, legal, or investment advice. Any information communicated by Equity Trust is for educational purposes only and should not be construed as tax, legal, or investment advice. Whenever making an investment decision, please consult with your tax attorney or financial professional.<\/span><\/em><\/p>\n\n\n\n<p><em><span data-preserver-spaces=\"true\">BiggerPockets\/PassivePockets is not affiliated in any way with Equity Trust Company or any of Equity\u2019s family of companies. Opinions or ideas expressed by BiggerPockets\/PassivePockets are not necessarily those of Equity Trust Company, nor do they reflect their views or endorsement. The information provided by Equity Trust Company is for educational purposes only. Equity Trust Company, and their affiliates, representatives, and officers, do not provide legal or tax advice. Investing involves risk, including possible loss of principal. Please consult your tax and legal advisors before making investment decisions. Equity Trust and Bigger Pockets\/Passive Pockets may receive referral fees for any services performed as a result of being referred opportunities.<\/span><\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Foreclosure markets tend to speak in stages. Early filings hint at pressure. Auction notices confirm momentum. And when Notices of Sale accelerate, it signals that distress is no longer theoretical\u2014it\u2019s [&hellip;]<\/p>\n","protected":false},"author":613768,"featured_media":186798,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[8],"tags":[],"class_list":["post-187157","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-trends"],"acf":[],"comment_count":0,"_links":{"self":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts\/187157","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/users\/613768"}],"replies":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/comments?post=187157"}],"version-history":[{"count":0,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/posts\/187157\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/media\/186798"}],"wp:attachment":[{"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/media?parent=187157"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/categories?post=187157"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.biggerpockets.com\/blog\/wp-json\/wp\/v2\/tags?post=187157"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}