Falling behind on your mortgage is stressful, but being behind is not the same as foreclosure — and you have more options the earlier you act. Here’s where things stand and how to think about your next move. (Figures current as of mid-2026.)
You’re not alone — the data
The overall mortgage delinquency rate rose to about 4.44% in Q1 2026 (Mortgage Bankers Association). FHA borrowers are struggling most: FHA delinquencies topped 11% — the highest since 2021 — partly because pandemic-era relief programs expired in late 2025. If you’re behind, you’re part of a rising group, and lenders deal with this every day.
Behind vs. in foreclosure
Missing payments starts the clock, but in California formal foreclosure doesn’t begin until the lender records a Notice of Default. Before that point you have the most leverage. (General information, not legal advice — a HUD-approved counselor or attorney can review your specifics.)
Two ways to think about it
- If the hardship is temporary and income is coming back — call your servicer about forbearance, a repayment plan, or a loan modification to keep the home.
- If the gap is too big to close and you have equity — selling before foreclosure protects your credit and lets you keep your equity instead of losing it at auction. A cash sale can close fast enough to beat the timeline. Get a free cash offer »
More in our guide: How to Avoid Foreclosure in Fresno.
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